BS15 · Kingswood
HMO Fire Risk Assessment
in Kingswood
An HMO landlord or manager is a Responsible Person for the common parts and must ensure a fire risk assessment is carried out and kept under review. Local authorities commonly attach conditions to an HMO licence that require one, and can serve improvement or prohibition notices under the Housing Act 2004. Penalties include unlimited fines, and banning orders are available under the Housing and Planning Act 2016.
Duty summary
England & Wales
- Duty
- HMO Fire Risk Assessment
- Instrument
- Regulatory Reform (Fire Safety) Order 2005, which covers the common parts of an HMO
- Also
- Housing Act 2004 and the Housing Health and Safety Rating System, enforced by the local housing authority
- Standard
- LACORS national fire safety guidance for existing housing, which for a typical shared house points to a Grade D LD2 system described in BS 5839-6
- Frequency
- Reviewed regularly; licence conditions commonly expect an annual review
- Carried out by
- A competent person
- Enforced by
- Avon Fire and Rescue Service (common parts) and the local housing authority (the dwellings)
- Guide price
- £150 – £400 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
Managing a multi-occupied property requires a clear understanding of your safety obligations to tenants. If you are a landlord or agent responsible for a property in the BS15 postcode district, arranging a professional HMO fire risk assessment in Kingswood is a necessary step in meeting these duties. The local landscape is diverse, featuring a town centre high street with flats over shops, Victorian terraces from its industrial past, and small workshop and trade premises that have been converted into residential units. These buildings, particularly older terraces and those with commercial units below, often present complex escape routes that require careful evaluation. Typically, a HMO fire risk assessment in Kingswood costs £150 to £400 per property, although the final figure depends on the size and complexity of the building. This quote will be provided directly by the local firm we put you in touch with. Whether you manage a small shared house or a large building of bedsits, a formal assessment identifies potential hazards and provides a plan to mitigate risks, so that the property remains a safe environment for all occupants.
What is covered in the assessment
The assessor who contacts you will conduct a thorough physical inspection of the premises to evaluate the fire safety measures currently in place. Several factors influence the scope of the work and the eventual price quoted by the local firm. The number of storeys and the total number of bedrooms are primary considerations, as larger buildings naturally take longer to inspect. The firm will also check whether the property is currently licensed or falls under mandatory licensing requirements, as this can affect the specific standards required by the local authority.
The inspection covers the existing alarm grade and the extent of its coverage throughout the building. The condition of fire doors is a critical element, including those leading to individual bedrooms and those protecting the communal escape route. The assessor will also look at the internal layout, noting whether the property functions as a simple shared house with a single kitchen or as a building of fully self-contained flats, as the risk profile and required protection levels differ significantly between these two types of occupancy.
How the enquiry works
Bristol Fire Risk Assessment acts as a bridge between building managers and service providers. The process follows these four steps:
- You send the details of your Kingswood property via our enquiry form.
- We pass these details to a local fire safety firm that covers the BS15 area.
- That firm contacts you directly to provide a quote and discuss their availability.
- You deal with the firm directly to book the assessment and settle payment.
We are an enquiry service and do not carry out the assessments ourselves; the contract for work is between you and the company we put you in touch with.
The legal position for HMO landlords
Fire safety in houses in multiple occupation is governed by several pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 is the primary piece of legislation covering the common parts of an HMO. Under this Order, the ‘responsible person’—usually the landlord or managing agent—must ensure that a suitable and sufficient fire risk assessment is carried out and regularly reviewed. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) allow the local housing authority to inspect properties for hazards, including fire.
For existing residential buildings, the LACORS national fire safety guidance provides a framework for what is considered acceptable protection. Most shared houses are expected to meet standards defined in BS 5839-6, which commonly requires a Grade D LD2 system. An HMO landlord or manager must hold a current fire risk assessment to demonstrate compliance. Mandatory HMO licensing conditions specifically require this document, and failure to produce one can lead to the council serving improvement or prohibition notices.
Penalties for non-compliance are severe, including unlimited fines and the possibility of banning orders for repeat offenders. Enforcement in Kingswood sits with the local fire and rescue service for the Fire Safety Order, or the local authority for Housing Act matters, as appropriate. It is a legal requirement that the assessment is carried out by a competent person with the necessary skills and experience. Please note that this page provides general information and does not constitute legal advice for a specific building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property where occupants share basic amenities like a kitchen or bathroom, or a building converted into self-contained flats that does not meet the 1991 Building Regulations, a fire risk assessment is a legal requirement. It is the primary document used to show that you have identified risks and implemented safety measures to protect your tenants from the threat of fire.
What alarm grade does an HMO need?
The specific alarm grade depends on the size and layout of the property, but for a standard shared house, the guidance in BS 5839-6 usually points toward a Grade D LD2 system. This involves mains-powered, interconnected smoke detectors in the escape routes and high-risk rooms like kitchens and lounges. The assessor who visits your property will confirm if your current system meets the necessary standards for your specific building type.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route and contain a fire within the room of origin. These doors are typically expected to provide 30 minutes of fire resistance (FD30) and should be fitted with self-closing devices and intumescent strips. The firm we put you in touch with will inspect the condition and suitability of all doors during their site visit to ensure they are fit for purpose.
How often does a licensed HMO need one?
While the law does not set a rigid expiry date, a fire risk assessment is a 'live' document. It should be reviewed annually or whenever there is a significant change to the building, the type of tenants, or the internal layout. Most local authorities in the Bristol area expect a fresh assessment to be conducted at least every three to five years, or sooner if the original assessment specifies a shorter review period.
What does the council actually check?
When the local authority inspects an HMO, they look for a valid fire risk assessment and evidence that any highlighted remedial works have been completed. They check for working alarms, clear escape routes, appropriate fire doors, and valid gas and electrical safety certificates. If these are missing or inadequate, the council has the power to issue financial penalties or prevent the property from being let until the issues are resolved.
How much will the assessment cost me?
A HMO fire risk assessment in Kingswood typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom terrace and a larger multi-storey building with complex communal areas. The final price is determined by the local firm we pass your enquiry to, based on the specific details of your building and the time required to complete a thorough professional inspection.
Who carries out the site visit?
The site visit is carried out by a local fire safety firm, not by Bristol Fire Risk Assessment. We are an enquiry service that connects landlords with competent professionals in the Kingswood area. Once we pass your details on, the firm will contact you directly to arrange a time to attend the property. You will receive the final report and any recommendations directly from them after their inspection is complete.
Sources and review
Checked against Regulatory Reform (Fire Safety) Order 2005, Housing Act 2004, LACORS fire safety guidance and BS 5839-6 on . We recheck this page against the legislation quarterly, and sooner if the law changes. Spotted something wrong? Tell us at enquiries@bristolfireriskassessment.co.uk and we will correct it.
HMO Fire Risk Assessment nearby
Other duties at the same premises
This page is general information about fire safety law in England and Wales. It is not a fire risk assessment and it is not legal advice. Under the Regulatory Reform (Fire Safety) Order 2005 the Responsible Person must ensure an assessment is carried out by a competent person.