BS2 · Old Market
HMO Fire Risk Assessment
in Old Market
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
- £170 – £440 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 an HMO property in Old Market, Bristol, understanding your fire safety obligations is important. A professional HMO fire risk assessment in Old Market helps ensure the safety of your tenants and compliance with legal requirements. Old Market, with its mix of Georgian and Victorian frontages, often features flats above shops, small offices, pubs, and licensed venues along West Street and Old Market Street. Many of these properties in the BS2 postcode district are let as Houses in Multiple Occupation, and as such, require a specific type of fire risk assessment. This is because HMOs present unique fire safety challenges due to multiple occupants, shared facilities, and sometimes complex building layouts. A HMO fire risk assessment in Old Market typically costs £160 to £440 per property. This figure depends on the specific characteristics of your building, and the exact quote will come directly from the local firm we put you in touch with.
What a Fire Risk Assessment Covers
A professional fire risk assessment for an HMO will involve a thorough inspection of the property. The assessor will evaluate various aspects that influence fire safety. This includes the number of storeys and bedrooms, as these affect evacuation strategies and compartmentation requirements. They will consider whether the property is licensed or mandatory-licensable, as this can influence the stringency of fire safety measures. The existing alarm grade and coverage will be assessed against current standards, along with the condition of fire doors to bedrooms and along the escape route. The assessor will also take into account the property's layout, whether it is a shared house with communal living spaces or comprises fully self-contained flats, as these different arrangements have distinct fire safety implications. The complexity of these factors directly influences the time required for the assessment and, consequently, the price.
How the enquiry works
- You send us your details. You provide us with information about your HMO property in Old Market.
- We pass your details to a local firm. We connect you with a fire safety firm operating in the Bristol area.
- That firm contacts you with a quote. The local firm will get in touch directly to discuss your needs and provide a quotation for the assessment.
- You deal with them directly. All arrangements, including scheduling the assessment and payment, are made between you and the fire safety firm. We do not carry out the assessments ourselves.
Your Legal Obligations
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 duty on the ‘responsible person’ – typically the landlord or managing agent – to ensure fire safety. For HMOs, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS), enforced by the local housing authority, also play a significant role. These frameworks require landlords to manage fire hazards effectively to protect tenants. Further guidance is provided by the LACORS national fire safety guidance for existing housing, which offers practical advice on implementing fire safety measures. Assessments are normally carried out against standards such as BS 5839-6, which often recommends a Grade D LD2 alarm system for a shared house.
An HMO landlord or manager must hold a current fire risk assessment. This is not merely good practice; it is a legal requirement. For properties subject to mandatory HMO licensing conditions, having a valid fire risk assessment is a prerequisite. Failure to comply can lead to serious consequences. The council can serve improvement or prohibition notices, requiring specific fire safety works or even preventing occupation of parts of the property. Penalties for non-compliance include unlimited fines and banning orders, which can prevent individuals from letting properties in the future. The assessment must be carried out by a competent person. This page provides general information and should not be taken as specific advice for your building. Enforcement in Old Market falls under the purview of either Avon Fire and Rescue Service or Bristol City Council, depending on the specific nature of the fire safety breach.
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 fire risk assessment. This applies to all HMOs, regardless of whether they are licensed or not. The assessment identifies fire hazards and risks to ensure the safety of your tenants and compliance with the Regulatory Reform (Fire Safety) Order 2005 and the Housing Act 2004.
What alarm grade does an HMO need?
The required alarm grade for an HMO depends on various factors, including the property's size, layout, and the number of occupants. Often, for a shared house, BS 5839-6 guidance will suggest a Grade D LD2 system. A competent assessor will determine the appropriate grade during the fire risk assessment to ensure adequate warning in case of fire.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with a higher risk profile or specific licensing conditions, bedroom doors are required to be fire doors. This helps to contain a fire within the room of origin and protect escape routes. The necessity for fire doors will be assessed by the fire safety firm who contacts you, based on the property's characteristics.
How often does a licensed HMO need one?
While there isn't a strict legal frequency for reviewing a fire risk assessment, it should be reviewed regularly and whenever there are significant changes to the property or its occupancy. For a licensed HMO, it is generally recommended to review the assessment at least annually, or when a new tenancy begins, to ensure it remains current and valid.
What does the council actually check?
When the council inspects an HMO, they will check for a valid and up-to-date fire risk assessment. They will also assess the implementation of the recommendations within that assessment, such as the condition of fire doors, the functionality of the fire alarm system, and the clarity of escape routes. They use the Housing Health and Safety Rating System (HHSRS) to evaluate fire hazards.
What is the typical cost for an HMO fire risk assessment in Old Market?
A HMO fire risk assessment in Old Market typically costs between £160 and £440 per property. The exact price will vary based on factors like the size and complexity of your HMO, the number of bedrooms, and its specific layout. The firm we connect you with will provide a precise quote after reviewing your property's details.
Do you carry out the fire risk assessments yourself?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out the fire risk assessments ourselves. Our role is to connect you with local, competent fire safety firms who operate in the Old Market area. Once we pass your enquiry to them, they will 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.