BS16 · Mangotsfield
HMO Fire Risk Assessment
in Mangotsfield
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 Mangotsfield, you will need a fire risk assessment. An HMO fire risk assessment in Mangotsfield is a legal requirement for duty holders of shared properties across the BS16 postcode area. Properties in Mangotsfield range from interwar and postwar housing to older village core buildings, with some local shops and light industrial units. Many of these properties have been converted into HMOs. A fire risk assessment is needed whether the property is a small shared house or a larger building with multiple self-contained flats. This assessment helps to identify potential fire hazards and reduce risks to occupants. A HMO fire risk assessment in Mangotsfield typically costs £150 to £400 per property. This figure depends on the specific building and the quote will come directly from the firm we pass your enquiry to. We connect building owners and managers with local fire safety firms who can carry out these assessments.
What the work covers and what changes the price
A fire risk assessment for an HMO involves a competent person inspecting the property to identify fire hazards and assess the risk to occupants. The assessor will consider various factors that influence both the scope of the assessment and its cost. These factors include the number of storeys in the property and the total number of bedrooms. Whether the property is licensed as an HMO or is mandatory-licensable also plays a role, as licensed properties often have more stringent requirements. The existing fire alarm grade and its coverage throughout the property are assessed. The condition of fire doors, particularly those to bedrooms and along the escape route, is a key consideration. Finally, the overall layout of the property, such as whether it operates as a shared house with communal facilities or contains fully self-contained flats, will affect the complexity and price of the assessment.
How the enquiry works
- You send us your details and information about the property in Mangotsfield.
- We pass your enquiry to a local fire safety firm that is able to carry out HMO fire risk assessments.
- That firm will contact you directly to discuss your needs and provide a quote.
- You deal directly with the firm for the assessment and any subsequent work. We are not the ones who carry out the assessment.
The legal position
The requirement for a fire risk assessment in an HMO stems from several pieces of legislation and guidance. The primary legislation covering fire safety in the common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. This Order places a duty on the responsible person to carry out a fire risk assessment and implement any necessary fire safety measures. For HMOs, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are also relevant. These are enforced by the local housing authority and address broader housing standards, including fire safety.
Guidance for fire safety in existing housing, including HMOs, is often drawn from LACORS national fire safety guidance. Additionally, the British Standard BS 5839-6 provides recommendations for fire detection and fire alarm systems in domestic premises; for a shared house HMO, a Grade D LD2 system is commonly recommended.
In plain English, as a landlord or manager of an HMO, you must hold a current fire risk assessment for the property. This is not merely good practice; it is a legal obligation. For mandatory licensed HMOs, having a current fire risk assessment is a condition of the licence. The local council can serve improvement notices or prohibition notices if fire safety standards are not met, potentially preventing the property from being occupied. Penalties for non-compliance can be severe, including unlimited fines and banning orders for landlords. It is crucial that the fire risk assessment is carried out by a competent person. This page provides general information and should not be taken as specific advice for your building. Enforcement of fire safety regulations in Mangotsfield rests with the local fire and rescue service or the local authority, as appropriate to the specific breach.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage a House in Multiple Occupation (HMO), you are legally required to have a current fire risk assessment. This applies to all HMOs, regardless of whether they are licensed or not. The assessment helps identify fire hazards and risks to ensure the safety of your tenants.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO depends on various factors, including the size and layout of the property, and whether it is licensed. For many shared houses, guidance often points towards a Grade D LD2 system, which includes interlinked smoke and heat detectors in specific locations. The assessor will advise on the appropriate grade for your specific property.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with shared escape routes, bedroom doors are required to be fire doors. This is to protect occupants and provide a safe escape route in the event of a fire. The specific requirements depend on the property's layout and risk assessment findings.
How often does a licensed HMO need one?
A fire risk assessment for a licensed HMO should be reviewed regularly and updated whenever there are significant changes to the property, its occupancy, or fire safety measures. While there is no fixed legal frequency, an annual review is often considered good practice. The assessor will recommend a review schedule.
What does the council actually check?
When inspecting an HMO, the council (local housing authority) will check that a current and suitable fire risk assessment is in place. They will also verify that any identified fire safety measures, such as fire alarms, fire doors, and escape routes, are correctly installed and maintained. They use the Housing Health and Safety Rating System (HHSRS) to assess fire hazards.
How much does an HMO fire risk assessment cost?
An HMO fire risk assessment in Mangotsfield 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, complexity, and specific requirements.
Are you the assessor who will visit my property?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out the assessments ourselves. When you submit your details, we pass your enquiry to a local, competent fire safety firm who will then contact you directly to arrange the assessment and provide a quote.
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.