BS10 · Southmead
HMO Fire Risk Assessment
in Southmead
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.
Building owners and landlords managing shared accommodation in North Bristol have specific legal obligations to ensure the safety of their tenants. If you are responsible for a multi-occupied property, arranging a professional HMO fire risk assessment in Southmead is a necessary step in meeting these requirements. The local building stock in the BS10 postcode district consists largely of postwar estate housing surrounding Southmead Hospital. This area includes a high density of residential properties, alongside medical, care, and community premises and a local shopping centre. Many of the larger houses in these residential streets have been converted into Houses in Multiple Occupation to serve the local workforce and those requiring proximity to the hospital. A HMO fire risk assessment in Southmead typically costs £150 to £400 per property, although the final figure depends entirely on the specific building and the quote provided by the firm we pass your enquiry to. This service acts as an intermediary, connecting you with local fire safety professionals who understand the specific layout and risks associated with these types of postwar conversions and purpose-built blocks.
What the assessment covers
The fire risk assessment is a comprehensive review of the physical premises and the management processes in place. The complexity of the task and the resulting fee are influenced by several factors. The number of storeys and bedrooms is a primary consideration, as larger properties generally present more complex escape routes. The assessor who contacts you will also look at whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates specific safety standards required by the local authority.
Technical aspects of the building are also scrutinised. This includes the existing alarm grade and the extent of its coverage throughout the property. The condition of fire doors, both to individual bedrooms and those protecting the primary escape route, is a critical element of the inspection. The assessor will also consider the specific layout of the building, distinguishing between a traditional shared house with communal facilities and a building divided into fully self-contained flats, as the risk profile for each differs significantly.
How the enquiry works
Bristol Fire Risk Assessment operates as a dedicated enquiry service to simplify the process of finding a professional. The process follows four straightforward steps:
- You provide the details of your Southmead property through our enquiry form.
- We pass these details to a local fire safety firm that covers the North Bristol area.
- That firm contacts you directly to provide a specific quote for your building.
- You deal with the firm directly to book the work and receive your report.
Please note that we are an enquiry service and are not the ones carrying out the site visit or the assessment.
The legal position for HMO landlords
The primary legislation governing fire safety in the common parts of a House in Multiple Occupation is the Regulatory Reform (Fire Safety) Order 2005. Under this Order, the ‘Responsible Person’—usually the landlord or managing agent—is legally required to carry out and regularly review a fire risk assessment. In addition to this, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) provide the framework for how local housing authorities assess hazards in residential properties.
For existing housing, the LACORS national fire safety guidance provides the standard for what is considered ‘adequate’ fire safety. Most shared houses are expected to meet the standards set out in BS 5839-6, which commonly translates to a Grade D LD2 system for a standard shared house. Mandatory HMO licensing conditions explicitly require a current fire risk assessment to be held. Failure to comply can lead to the local authority serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and the possibility of banning orders for repeat offenders.
Enforcement in Southmead is handled by the local fire and rescue service for matters relating to the Fire Safety Order, or the local authority for matters relating to the Housing Act. It is a legal requirement that the assessment is carried out by a competent person who has the necessary training and experience. The information on this page is provided as general guidance and does not constitute legal advice for a specific building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you manage a property where three or more tenants from more than one household share facilities, you have a legal obligation under the Regulatory Reform (Fire Safety) Order 2005. This applies to the common parts of the building, such as hallways, landings, and shared kitchens. Even if the property does not require a mandatory HMO licence from the council, the fire safety legislation still applies to the communal areas of the building.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property, but most standard shared houses are expected to comply with BS 5839-6. In many instances, this involves a Grade D LD2 system, which consists of interlinked mains-powered smoke alarms with battery backups in the escape routes and high-risk rooms like kitchens. The firm we put you in touch with will evaluate your current system against these British Standards during their visit.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route for other tenants. These doors usually need to be FD30 rated, meaning they can resist fire for 30 minutes, and should be fitted with intumescent strips and cold smoke seals. The assessor will check the condition of these doors, so that they are self-closing and that the frames and hardware are sufficient to prevent the spread of fire and smoke.
How often does a licensed HMO need one?
While the law states that a fire risk assessment must be reviewed 'regularly', most local authorities and fire services recommend an annual review for HMOs. A new assessment should also be commissioned if there are significant changes to the building layout, the number of occupants, or if a fire-related incident occurs. Keeping your assessment up to date is often a specific condition of maintaining your HMO licence with the local council.
What does the council actually check?
During a licensing inspection, the local authority will check for a valid fire risk assessment and evidence that any highlighted remedial works have been completed. They will look at the physical fire precautions, such as the presence of fire doors, the functionality of the alarm system, and the provision of emergency lighting if required. They also verify that the landlord is maintaining the property in accordance with the Housing Health and Safety Rating System.
How much will the assessment cost me?
A HMO fire risk assessment in Southmead typically costs £150 to £400 per property. This range accounts for the difference between a small three-bedroom shared house and a larger multi-storey property with more complex common areas. The exact price is determined by the local firm we pass your enquiry to, based on the specific details you provide about the building’s size, location, and usage.
Who actually carries out the assessment?
Bristol Fire Risk Assessment is an enquiry service, not a firm of assessors. We do not attend your site or produce the report ourselves. Instead, we take your property details and pass them to a local fire safety company. That company will then contact you directly to provide a quote and, if you choose to proceed, they will send a competent professional to your property in Southmead to conduct the work.
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.