BS11 · Shirehampton
HMO Fire Risk Assessment
in Shirehampton
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.
For property owners and managers in Shirehampton, BS11, understanding the requirements for an HMO fire risk assessment is essential. Shirehampton, with its mix of interwar and postwar housing surrounding a village high street, contains many properties that have been converted or adapted for multiple occupancy. These types of buildings, whether they are terraced houses, semi-detached properties, or flats above shops, often fall under the definition of a House in Multiple Occupation (HMO). A thorough HMO fire risk assessment in Shirehampton is a legal requirement for duty holders, so that the safety of residents and compliance with fire safety legislation. This assessment identifies potential fire hazards and outlines necessary preventative and protective measures. It is a critical document for any landlord or manager of an HMO, regardless of whether the property is subject to mandatory licensing. A HMO fire risk assessment in Shirehampton typically costs £150 to £400 per property. The precise cost depends on the specific characteristics of the building, and the firm we put you in touch with will provide a tailored quote.
What an HMO Fire Risk Assessment Covers
An HMO fire risk assessment is a detailed review of a property to identify fire hazards and risks to occupants. The assessor who contacts you will consider various factors that influence both the risk level and the scope of the assessment. These factors include the number of storeys and bedrooms within the property, as these directly impact the complexity of escape routes and the potential for fire spread. Whether the property is subject to mandatory HMO licensing or is licensed will also influence the specific requirements.
The assessment will examine the existing fire alarm grade and coverage, assessing its suitability for the property's layout and occupancy. The condition of fire doors to bedrooms and along the escape route is a critical element, as these are vital for containing fire and smoke. The assessor will also consider the property's layout, distinguishing between a shared house arrangement and properties converted into fully self-contained flats, as each presents different fire safety challenges. The quote you receive from the firm we put you in touch with will reflect these specific details.
How the Enquiry Works
- You send us your details: You provide us with information about your property in Shirehampton.
- We pass them to a local firm: We forward your enquiry to a fire safety firm operating in the Shirehampton area.
- That firm contacts you with a quote: The local firm will get in touch with you directly to discuss your specific needs and provide a quotation for the HMO fire risk assessment.
- You deal with them directly: All subsequent arrangements, including scheduling the assessment and payment, will be made directly between you and the fire safety firm. We are an enquiry service and do not carry out the assessments ourselves.
The Legal Position of HMO Fire Risk Assessments
The requirement for an HMO fire risk assessment stems from several pieces of legislation. The primary legislation is the Regulatory Reform (Fire Safety) Order 2005 (FSO), which applies to all non-domestic premises, including the common parts of an HMO. Under the FSO, the duty holder (typically the landlord or property manager) must ensure a suitable and sufficient fire risk assessment is carried out by a competent person.
In addition to the FSO, the Housing Act 2004 provides further regulations concerning HMOs, including the Housing Health and Safety Rating System (HHSRS). The HHSRS covers 29 hazards, one of which is fire, and is enforced by the local housing authority. Mandatory HMO licensing conditions explicitly require an up-to-date fire risk assessment. If a property is found to be non-compliant, the local authority can serve improvement or prohibition notices. Penalties for non-compliance with fire safety legislation can include unlimited fines and, in serious cases, banning orders for landlords.
Guidance for fire safety in existing housing, particularly HMOs, is often drawn from the LACORS national fire safety guidance. For fire alarm systems, BS 5839-6 provides specific recommendations, with Grade D LD2 commonly being the standard for a shared house HMO. It is crucial for the duty holder to understand that this assessment must be carried out by a competent person. Enforcement in Shirehampton, BS11, rests with either Avon Fire and Rescue Service or Bristol City Council, as appropriate to the specific breach and legislation. This page provides general information and is not specific advice for any particular building or situation.
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 in Shirehampton, you are legally required to have a current and suitable fire risk assessment. This applies regardless of whether your property is subject to mandatory licensing or is simply an HMO under the Housing Act 2004. It is a fundamental part of your duty 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 its size, layout, and whether it is licensed. However, for many shared house HMOs, the guidance often points towards a Grade D LD2 system as specified in BS 5839-6. This means mains-powered alarms with a battery backup, interconnected, and covering 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 critical safety measure. They help to contain fire and smoke within a room, protecting escape routes and providing occupants with more time to evacuate. The fire risk assessment will determine if fire doors are necessary for your property.
How often does a licensed HMO need one?
While there is no fixed legal frequency for reviewing a fire risk assessment, it must be kept up-to-date. For licensed HMOs, the licensing conditions often require it to be current. It should be reviewed regularly, typically annually, and always after any significant changes to the property, occupancy, or fire safety measures.
What does the council actually check?
When the council inspects an HMO, particularly for licensing purposes or in response to concerns, they will check for a valid and up-to-date fire risk assessment. They will also assess whether the recommendations within the assessment have been implemented and whether the property meets general fire safety standards under the Housing Health and Safety Rating System.
How much does an HMO fire risk assessment cost?
The cost for an HMO fire risk assessment in Shirehampton typically ranges from £150 to £400. This price can vary depending on the size and complexity of the property, such as the number of bedrooms and floors. The local firm we put you in touch with will provide you with a precise quote based on your specific property details.
Can you carry out the fire risk assessment for me?
Bristol Fire Risk Assessment is an enquiry service. We do not carry out fire risk assessments ourselves. Instead, we connect duty holders like yourself with local fire safety firms in Shirehampton who are qualified to perform these assessments. You provide us with your details, and we pass them to a suitable firm who will then contact you directly.
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.