BS34 · Patchway
HMO Fire Risk Assessment
in Patchway
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
- £160 – £420 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
If you are responsible for an HMO in Patchway, you will need to commission an HMO fire risk assessment to meet your legal obligations. Patchway, with its mix of housing estates alongside industrial, distribution, and engineering premises in the BS34 postcode area, has many properties that operate as Houses in Multiple Occupation. These range from terraced houses to larger converted properties, often accommodating workers in local industries or students. An HMO fire risk assessment in Patchway is essential for these properties to ensure the safety of residents and to comply with fire safety legislation. This assessment identifies potential fire hazards and recommends measures to mitigate them, covering everything from escape routes to fire detection systems. A HMO fire risk assessment in Patchway typically costs £160 to £420 per property. This figure depends on the specific characteristics of your building, and the exact quote will be provided by the local firm we put you in touch with.
What a fire risk assessment covers
A fire risk assessment for an HMO considers various factors unique to multi-occupancy buildings. The scope of the work will include an evaluation of the building's structure and layout, the number of storeys and bedrooms, and the occupancy type. The assessor will consider whether the property is licensed or mandatory-licensable, as this can impact specific requirements. Existing fire safety provisions, such as the grade and coverage of the fire alarm system, will be assessed. The condition of fire doors, particularly those to bedrooms and along escape routes, is a critical element. The layout of the property, whether it's a shared house with communal living spaces or fully self-contained flats, will also influence the assessment and the recommendations made. All these factors contribute to the complexity of the assessment and can affect the final price.
How the enquiry works
- You send us the details of your property and your requirements through our enquiry form.
- We pass these details to a local fire safety firm that is able to carry out the assessment in your area.
- That firm will contact you directly to discuss your needs and provide a quote for the work.
- You then deal directly with the firm for the assessment and any subsequent work. We are an enquiry service and do not carry out the assessments ourselves.
The legal position
The primary piece of legislation governing fire safety in HMOs is the Regulatory Reform (Fire Safety) Order 2005. This Order places a duty on the ‘responsible person’ – typically the landlord or manager – to carry out a fire risk assessment for the common parts of an HMO and implement any necessary fire safety measures. For HMOs, the Housing Act 2004 also plays a significant role, particularly through the Housing Health and Safety Rating System (HHSRS), which assesses fire hazards as one of its categories. Local housing authorities enforce the HHSRS and can serve improvement or prohibition notices if fire safety standards are not met.
Guidance for fire safety in existing housing, including HMOs, is often drawn from the LACORS national fire safety guidance. Fire alarm systems in HMOs commonly need to comply with BS 5839-6, often requiring a Grade D LD2 system for shared houses. The duty holder must ensure that a current fire risk assessment is in place and regularly reviewed. Mandatory HMO licensing conditions explicitly require a valid fire risk assessment. Failure to comply can lead to significant penalties, including unlimited fines and banning orders, enforced by the local fire and rescue service or the local authority, as appropriate, in areas like Patchway. It is important to remember that the assessment must be carried out by a competent person, and this page provides general information, not specific advice for your building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you are the landlord or manager of an HMO, you are legally required to have a fire risk assessment. This duty is set out in the Regulatory Reform (Fire Safety) Order 2005 and is also a condition of mandatory HMO licensing under the Housing Act 2004.
What alarm grade does an HMO need?
The required alarm grade depends on the specific property, but for shared houses, BS 5839-6 often recommends a Grade D LD2 system. This means mains-powered alarms with a battery backup, interconnected, with detectors in all circulation areas and high-risk rooms.
Do bedroom doors have to be fire doors?
Often, yes. In many HMOs, particularly those with multiple storeys or higher risks, bedroom doors are required to be fire doors to provide adequate protection for occupants and to protect escape routes. The fire risk assessment will specify this.
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 occupants. For licensed HMOs, the council may also set specific review periods.
What does the council actually check?
The local housing authority, under the Housing Act 2004, will assess fire hazards as part of the Housing Health and Safety Rating System (HHSRS). They will check for a valid fire risk assessment, the condition of fire safety equipment, and the adequacy of escape routes.
What is the typical cost for an HMO fire risk assessment?
A HMO fire risk assessment in Patchway typically costs between £160 and £420 per property. The exact price will depend on factors such as the size and complexity of your HMO, and the quote will be provided by the firm we connect you with.
Are you the company that carries out the assessment?
No, Bristol Fire Risk Assessment is an enquiry service. We connect building owners, landlords, and managers with local fire safety firms that are qualified to carry out fire risk assessments. We do not perform the assessments ourselves.
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.