BS11 · Lawrence Weston
HMO Fire Risk Assessment
in Lawrence Weston
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.
If you own or manage a House in Multiple Occupation (HMO) in Lawrence Weston, you will need a current HMO fire risk assessment in Lawrence Weston for each of your properties. This applies to the postwar estate housing that characterises much of the area in BS11, as well as properties near the Avonmouth industrial and distribution area, and those above the local parade of shops. These types of properties often become HMOs due to their size and location, providing shared living accommodation. A fire risk assessment is a legal requirement for these premises, so that the safety of residents. It helps identify potential fire hazards and outlines necessary precautions to minimise risk. A HMO fire risk assessment in Lawrence Weston typically costs £150 to £400 per property. The exact price will depend on the specific characteristics of your building, and the quote will be provided directly by the local firm we put you in touch with. Our service connects you with qualified fire safety professionals who understand the specific requirements for HMOs in this area of Bristol.
What a Fire Risk Assessment Covers
A fire risk assessment for an HMO involves a thorough examination of the property to identify fire hazards and assess the risk to occupants. The assessor will consider various factors that influence the complexity and cost of the assessment. These include the number of storeys and bedrooms within the property, whether the HMO is licensed or mandatory-licensable, and the existing fire alarm grade and coverage. The condition of fire doors to bedrooms and along the escape route is also a key element. The assessment will differentiate between a shared house layout and properties converted into fully self-contained flats, as each presents different fire safety considerations. The report will detail any required improvements or actions to ensure compliance with fire safety regulations.
How the Enquiry Works
- You provide us with details of your HMO property in Lawrence Weston through our enquiry form.
- We pass these details to a local fire safety firm that is able to carry out HMO fire risk assessments in your area.
- That firm will contact you directly to discuss your specific needs and provide a quotation for their services.
- You then deal directly with the chosen firm to arrange the assessment and any subsequent work. We do not carry out the assessments ourselves; we simply connect you with a suitable local provider.
Legal Requirements for HMO Fire Safety
The primary legislation governing fire safety in the common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. This order places a legal duty on the responsible person, typically the landlord or manager, to carry out a fire risk assessment and implement any necessary fire safety measures. Beyond this, the Housing Act 2004, enforced by the local housing authority, also plays a significant role. This Act includes the Housing Health and Safety Rating System (HHSRS), under which fire hazards are a key concern. Councils can issue improvement or prohibition notices if fire safety standards are not met.
Mandatory HMO licensing conditions often stipulate the requirement for a current fire risk assessment. Failure to comply with these legal obligations can lead to severe penalties, including unlimited fines and banning orders, preventing landlords from operating HMOs. The assessment itself must be carried out by a competent person. Guidance for existing housing, such as the LACORS national fire safety guidance, is often referenced by assessors. For fire alarm systems, BS 5839-6 is the relevant standard, with Grade D LD2 commonly recommended for shared houses. This page provides general information and is not specific advice for your individual building. Enforcement of fire safety in Lawrence Weston is typically handled by the local fire and rescue service or the local authority, depending on the specific nature of the issue.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage an HMO, you are legally required to have a current fire risk assessment. This is a fundamental part of your responsibility to ensure the safety of your tenants and is mandated by fire safety legislation and often by HMO licensing conditions.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO depends on various factors, including its size, layout, and whether it's a licensed property. For many shared houses, an LD2 system to BS 5839-6, often Grade D, is typically recommended to provide adequate coverage for escape routes and high-risk rooms.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with multiple storeys or higher risk profiles, fire doors to bedrooms are a crucial safety measure. They help contain fire and smoke, providing residents with more time to escape. The fire risk assessment will determine if fire doors are necessary for your specific property.
How often does a licensed HMO need one?
A fire risk assessment should be reviewed regularly, typically annually, or whenever there are significant changes to the property, its use, or the number of occupants. Even if no changes have occurred, a periodic review is good practice to ensure its continued validity.
What does the council actually check?
When inspecting an HMO, the council's housing officers will check for a current and suitable fire risk assessment. They will also look at the implementation of its recommendations, including fire alarm systems, fire doors, escape routes, and fire-fighting equipment, against HHSRS criteria.
How much does a fire risk assessment cost?
A fire risk assessment for an HMO in Lawrence Weston typically costs between £150 and £400 per property. The exact price will be provided by the local firm we connect you with, and it depends on factors like the property's size and complexity.
Are you the company that will carry out the assessment?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out fire risk assessments ourselves. We connect building owners, landlords, and managers with local fire safety firms who are qualified to perform the assessments.
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.