BS2 · St Pauls
HMO Fire Risk Assessment
in St Pauls
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
- £170 – £440 per property
Guide price only. The firm we pass your enquiry to sets its own price once it knows the building.
For property owners, landlords, and managers in St Pauls, understanding the need for an HMO fire risk assessment in St Pauls is important. This area, with its dense Georgian and Victorian terraces, has a high proportion of shared and let housing. These properties, often found in the BS2 postcode district, typically include Houses in Multiple Occupation (HMOs) that require a fire risk assessment to ensure the safety of their residents. Community buildings and small commercial units off Grosvenor Road may also have residential components that fall under HMO regulations. A fire risk assessment identifies potential fire hazards and outlines necessary safety measures. A HMO fire risk assessment in St Pauls typically costs £160 to £440 per property. This figure depends on the specific characteristics of the building, and the exact quote will come directly from the firm we put your enquiry in touch with.
What a Fire Risk Assessment Covers
A fire risk assessment for an HMO involves a thorough inspection of the property to identify fire hazards and evaluate the risk to occupants. The assessor will consider various factors that influence both the fire risk and the assessment cost. These include the number of storeys and bedrooms within the property, whether the property is licensed or is mandatory-licensable under HMO regulations, and the existing fire alarm grade and its coverage throughout the building. The condition of fire doors, particularly those leading to bedrooms and along the escape route, will be checked. The assessment will also differentiate between a shared house layout and properties converted into fully self-contained flats, as each presents different fire safety considerations. The resulting report will detail any deficiencies and recommend actions to mitigate risks.
How the enquiry works
- You send us your details and the specifics of your property in St Pauls.
- We pass this information to a local fire safety firm that is able to carry out the assessment.
- That firm will contact you directly to provide a quote for the work.
- You then deal directly with the fire safety firm for the assessment and any subsequent work. We are an enquiry service, not the assessors.
Legal Requirements for HMO Fire Safety
The legal framework for fire safety in HMOs is primarily governed by the Regulatory Reform (Fire Safety) Order 2005 (FSO), which applies to the common parts of an HMO. Additionally, the Housing Act 2004, specifically through the Housing Health and Safety Rating System (HHSRS), addresses fire safety within the entirety of an HMO. This is enforced by the local housing authority.
An HMO landlord or manager has a legal duty to hold a current fire risk assessment. For mandatory HMO licensing conditions, this assessment is a requirement. Failure to comply can lead to the council serving improvement or prohibition notices. Penalties for non-compliance can include unlimited fines and banning orders for landlords.
The assessment must be carried out by a competent person. The guidance often referred to for existing housing is the LACORS national fire safety guidance. For fire alarm systems, BS 5839-6 is the relevant standard, with a common requirement for a shared house being a Grade D LD2 system.
This page provides general information and should not be considered advice for a specific building. Enforcement of fire safety regulations in St Pauls sits with the local fire and rescue service or the local authority, as appropriate to the specific breach or requirement.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you own or manage an HMO, you are legally required to have a current fire risk assessment. This applies to all HMOs, regardless of whether they are mandatory-licensable or not, covering the common parts of the building and often the whole property under Housing Act regulations.
What alarm grade does an HMO need?
The required alarm grade for an HMO typically follows BS 5839-6. For many shared houses, a Grade D LD2 system is commonly recommended. The specific grade will depend on the property's layout, number of occupants, and other risk factors identified by the assessor.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with more complex layouts or higher risk, bedroom doors are required to be fire doors. This helps contain a fire and protect escape routes. The fire risk assessment will determine if this is necessary for your specific property.
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, such as alterations to the layout, a change in occupancy, or a fire incident. This ensures it remains current and effective.
What does the council actually check?
The local authority, through its housing officers, will check for a valid and current fire risk assessment as part of their HMO licensing and enforcement duties. They will also inspect the property to ensure that the recommendations from the assessment have been implemented and that fire safety measures are in place and maintained.
What is the typical cost for an HMO fire risk assessment in St Pauls?
A HMO fire risk assessment in St Pauls typically costs between £160 and £440 per property. The exact price will be provided by the local firm we connect you with, and it depends on factors like the size of the property and its complexity.
Are you the company that will carry out my fire risk assessment?
No, Bristol Fire Risk Assessment is an enquiry service. We do not carry out assessments ourselves. We will take your enquiry details and pass them to a local fire safety firm that is qualified to conduct the HMO fire risk assessment in St Pauls. That firm 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.