BS5 · St George
HMO Fire Risk Assessment
in St George
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.
Managing a multi-occupied property requires a careful approach to safety, particularly in areas with a high density of older housing stock. If you are a landlord or agent, arranging an HMO fire risk assessment in St George is a necessary step in meeting your legal obligations. The local landscape in this part of the BS5 postcode district is defined by rows of Victorian terraces centered around the local high street on Church Road, where small shops, takeaways, and community buildings sit alongside residential dwellings. Many of these period properties have been converted into Houses in Multiple Occupation to accommodate the Bristol rental market. Because Victorian terraces often feature narrow hallways, multiple storeys, and shared escape routes, the fire risk profile is naturally higher than in a single-family home. A professional assessment identifies how to protect occupants and the building itself. A HMO fire risk assessment in St George typically costs £160 to £420 per property. This figure depends entirely on the size and complexity of the building, and the final quote will be provided directly by the local firm we pass your enquiry to.
What the assessment covers
The fire risk assessment is a comprehensive review of the building's managed areas and safety systems. The scope of the work and the eventual cost are influenced by several specific factors related to the property. The assessor who contacts you will look at the number of storeys and the total number of bedrooms, as larger occupancy levels increase the complexity of the evacuation strategy. They will also consider whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates specific standards required by the local authority.
The inspection covers the existing fire alarm grade and the extent of its coverage throughout the building. The condition of fire doors is a critical element, specifically those leading to individual bedrooms and those protecting the primary escape route. The assessor will also differentiate between the requirements for a standard shared house and a building divided into fully self-contained flats, as the fire separation requirements vary between these layouts. The final report will highlight any deficiencies and provide a prioritised action plan to bring the premises up to the required standard.
How the enquiry works
Bristol Fire Risk Assessment operates as a dedicated enquiry service to help you find a competent professional. The process follows these four steps:
- You provide your property details and contact information through our enquiry form.
- We pass these details to a local fire safety firm that covers the St George area.
- That firm contacts you directly to discuss the building and provide a formal quote.
- You deal with the firm directly to book the site visit and receive your report.
Please be aware that we are not the ones carrying out the assessment. We do not attend the site, and we do not employ the assessors. Our role is limited to facilitating the connection between the duty holder and a local service provider.
The legal position for HMO landlords
Fire safety in multi-occupied domestic premises is governed by two main pieces of legislation. The Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. Additionally, the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS) are enforced by the local housing authority to ensure residential settings are fit for habitation. For existing housing, the LACORS national fire safety guidance provides the standard framework for compliance, while BS 5839-6 is the British Standard used to determine the appropriate alarm system. In a typical shared house, this is commonly a Grade D LD2 system.
As an HMO landlord or manager, you have a legal duty to hold a current fire risk assessment. This is not a voluntary measure; mandatory HMO licensing conditions explicitly require a valid assessment to be in place. If a property is found to be non-compliant, the local authority or the local fire and rescue service, who handle enforcement in St George, can serve improvement or prohibition notices. Failure to comply can lead to severe penalties, including unlimited fines and banning orders that prevent you from managing rental properties. The assessment must be carried out by a competent person who has the necessary training and experience. The information on this page is provided for general guidance only 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 House in Multiple Occupation, you are required by law to have a fire risk assessment that covers the common parts of the building. This applies to both licensed and unlicensed HMOs under the Regulatory Reform (Fire Safety) Order 2005. It ensures that you have identified potential hazards and implemented adequate safety measures, such as fire doors and alarms, to protect the tenants living in the property.
What alarm grade does an HMO need?
The required alarm grade is usually determined by the layout and size of the property following the BS 5839-6 standard. For a typical shared house in a Victorian terrace, a Grade D LD2 system is often the minimum requirement, involving mains-powered, interlinked smoke and heat detectors in high-risk areas and escape routes. The firm we put you in touch with will confirm the exact requirements for your specific building during their assessment.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting doors, typically rated to FD30S standards, which means they provide 30 minutes of fire resistance and include smoke seals. These doors are essential for protecting the escape route and containing a fire within the room where it starts. The assessor will check the condition of these doors, including the frames, hinges, and self-closing devices, to ensure they function correctly.
How often does a licensed HMO need one?
While the law states that a fire risk assessment must be 'suitable and sufficient' and kept up to date, it is standard practice to review the assessment annually. Many local authorities and insurance providers require a full new assessment every three to five years, or sooner if there have been significant changes to the building layout, the number of occupants, or the fire safety legislation itself.
What does the council actually check?
When the local authority inspects an HMO, they look for evidence that the landlord is managing fire risks effectively. They will check for a valid fire risk assessment, up-to-date service records for alarms and emergency lighting, and the physical condition of fire doors and partitions. If these are missing or inadequate, the council can issue an improvement notice or take further enforcement action, such as fines or revoking a licence.
How much will the assessment cost me?
A HMO fire risk assessment in St George typically costs £160 to £420 per property. This range accounts for the difference between a small three-bedroom shared house and a larger multi-storey Victorian conversion with more complex common areas. The final price is determined by the local firm we pass your enquiry to, based on the specific details of your building and the time required to complete the inspection.
Are you the company that visits my property?
No, Bristol Fire Risk Assessment is an enquiry service, not a consultancy or an inspection firm. We do not carry out the assessments ourselves and we do not attend your site. Our role is to take your details and pass them to a local fire safety company. You will deal with that firm directly for the quote, the site visit, and the delivery of your final fire risk assessment report.
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.