BS9 · Sea Mills
HMO Fire Risk Assessment
in Sea Mills
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.
For landlords and property managers of multi-occupancy properties, an HMO fire risk assessment in Sea Mills is a legal requirement. Sea Mills, a 1920s garden-suburb estate of semi-detached housing, includes many properties that have been converted into Houses in Multiple Occupation (HMOs). These homes, typically found in the BS9 postcode district, often house multiple tenants who are not part of the same family unit. This creates specific fire safety challenges that differ from single-family dwellings.
An HMO fire risk assessment identifies potential fire hazards and assesses the risk to occupants. It then recommends measures to eliminate or reduce these risks to an acceptable level. Properties that require this assessment often include shared houses, bedsits, and buildings converted into flats where common areas are shared. The assessment is crucial for so that the safety of tenants and for complying with fire safety legislation. A HMO fire risk assessment in Sea Mills typically costs £160 to £420 per property. This figure depends on the specific characteristics of the building, and the exact quote will come from the firm we put your enquiry in touch with.
What an HMO fire risk assessment covers
The fire risk assessment carried out by the firm we put you in touch with will involve a thorough inspection of the property. This includes evaluating the building's structure, layout, and fire safety provisions. Factors that influence the scope and price of the assessment include the number of storeys and bedrooms within the HMO, whether the property is licensed or mandatory-licensable, and the existing alarm grade and coverage. The condition of fire doors to bedrooms and along the escape route will be examined, as will the overall layout – whether it is a shared house or comprises fully self-contained flats. The assessment will identify potential ignition sources, assess the risk to occupants, and provide recommendations for fire prevention, detection, and escape routes.
How the enquiry works
Bristol Fire Risk Assessment acts as an enquiry service. We do not carry out fire risk assessments ourselves. Our process is straightforward:
- You submit the details of your HMO property in Sea Mills requiring an assessment.
- We pass these details to a local fire safety firm that is able to carry out the work.
- That firm will contact you directly to discuss your specific needs and provide a quotation.
- You then deal with the chosen firm directly for the assessment and any subsequent work.
The legal position 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 property manager, to ensure that a suitable and sufficient fire risk assessment is carried out and regularly reviewed.
In addition to this, the Housing Act 2004, enforced by the local housing authority, is highly relevant to HMOs. This Act introduced the Housing Health and Safety Rating System (HHSRS), which includes fire safety as one of its 29 hazards. Local authorities can serve improvement or prohibition notices if fire hazards are identified, requiring landlords to take action.
Further guidance is provided by the LACORS national fire safety guidance for existing housing, which offers practical advice on meeting the requirements of the legislation. For fire alarm systems, assessments are normally carried out against BS 5839-6, with Grade D LD2 being a common recommendation for shared houses.
In plain English, an HMO landlord or manager must hold a current fire risk assessment for their property. For mandatory licensed HMOs, this is a condition of the licence. 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 Sea Mills. It is critical that the assessment is carried out by a competent person with appropriate knowledge and experience. This page provides general information and is not specific advice for your individual building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if your property is an HMO, it legally requires a fire risk assessment. This applies to properties where at least three tenants forming more than one household live and share facilities like a kitchen or bathroom. The Regulatory Reform (Fire Safety) Order 2005 places this duty on the responsible person, typically the landlord or property manager.
What alarm grade does an HMO need?
The required fire alarm grade for an HMO depends on the property's size, layout, and specific risks. However, for a typical shared house HMO, BS 5839-6 often recommends a Grade D LD2 system. This involves mains-powered smoke alarms in circulation areas and heat alarms in kitchens, interlinked to activate simultaneously.
Do bedroom doors have to be fire doors?
Not all HMO bedroom doors automatically need to be fire doors. The necessity depends on the findings of the fire risk assessment. Factors such as the building's height, layout, and the overall fire safety strategy will determine if fire-rated doors are required to protect escape routes and provide adequate compartmentation.
How often does a licensed HMO need one?
A fire risk assessment for a licensed HMO should be reviewed regularly, typically annually, or whenever there are significant changes to the property or its occupants. Even if no changes occur, it is good practice to review it at least every two years to ensure it remains current and effective.
What does the council actually check?
When inspecting an HMO, the council, particularly under the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS), will check for a current and suitable fire risk assessment. They will also verify that the recommendations within the assessment have been implemented, such as adequate fire detection, escape routes, and fire doors.
How much does an HMO fire risk assessment cost?
The cost of an HMO fire risk assessment typically ranges from £160 to £420 per property. This price varies based on factors such as the size of the HMO, the number of storeys and bedrooms, and the complexity of the building's layout. The specific quote will be provided by the local firm we connect you with.
Are you the company that will carry out my assessment?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out fire risk assessments ourselves. When you submit your details, we pass your enquiry to a local, independent fire safety firm that is qualified to conduct HMO fire risk assessments. That firm will then contact you directly to provide a quote and arrange the assessment.
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.