BS16 · Staple Hill
HMO Fire Risk Assessment
in Staple Hill
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 Staple Hill, understanding the requirements for an HMO fire risk assessment is an important part of responsible property management. Staple Hill, with its pedestrianised high street, shops with flats above, and backing of Victorian and interwar terraces, contains many properties that are typically operated as Houses in Multiple Occupation (HMOs). These include converted terraced houses and flats above commercial premises in the BS16 postcode district. A fire risk assessment is a legal requirement for these types of properties, designed to identify fire hazards and risks to residents, and to ensure appropriate safety measures are in place. This is particularly important in shared living environments where multiple households reside under one roof. A HMO fire risk assessment in Staple Hill typically costs £150 to £400 per property. This figure depends on the specific characteristics of the building, and the exact quote will be provided by the local firm we put you in touch with. We connect duty holders with qualified local fire safety firms who can conduct these essential assessments.
What an HMO Fire Risk Assessment Covers
A comprehensive HMO fire risk assessment involves a thorough examination of the property to identify potential fire hazards and assess the risk to occupants. The assessor who contacts you will consider various factors that influence the complexity and cost of the assessment. These include the number of storeys in the building and the total number of bedrooms. The assessment will also consider whether the property is subject to mandatory HMO licensing, which often imposes additional fire safety requirements. The existing fire alarm grade and its coverage throughout the property are also key considerations, as is the condition of fire doors, particularly those to bedrooms and along the escape route. The layout of the property, whether it operates as a shared house with communal facilities or contains fully self-contained flats, will also affect the scope of the assessment.
How the Enquiry Works
Our service simplifies the process of finding a local firm to conduct your HMO fire risk assessment.
- You provide us with the details of your property and your requirements.
- We then pass these details to a suitable local fire safety firm.
- That firm will contact you directly to discuss your needs and provide a quote for their services.
- You then deal with that firm directly for the assessment and any subsequent work. We are an enquiry service and do not perform the assessments ourselves.
The Legal Position on HMO Fire Safety
The primary legislation governing fire safety in the common parts of an HMO is the Regulatory Reform (Fire Safety) Order 2005. Under this order, an HMO landlord or manager, as the designated duty holder, must hold a current fire risk assessment. This assessment is a legal requirement and forms the foundation of all fire safety management within the property. Beyond the common parts, the Housing Act 2004, enforced by the local housing authority, also plays a significant role in HMO fire safety, particularly through the Housing Health and Safety Rating System (HHSRS). Many mandatory HMO licensing conditions explicitly require a valid fire risk assessment. Failure to comply can lead to the council serving improvement or prohibition notices. Penalties for non-compliance can be severe, including unlimited fines and banning orders for landlords.
Guidance for fire safety in existing housing, including HMOs, is often drawn from the LACORS national fire safety guidance. Furthermore, the British Standard BS 5839-6, which deals with fire detection and fire alarm systems for dwellings, is commonly referenced, with Grade D LD2 often specified for a shared house. The assessment must be carried out by a competent person, meaning someone with sufficient training, experience, and knowledge. Enforcement in Staple Hill is carried out by either the local fire and rescue service or the local authority, depending on the specific nature of the fire safety breach. This page provides general information and is not intended as specific advice for any particular building.
Questions duty holders ask
7 answers
Does my HMO need a fire risk assessment?
Yes, if you are a landlord or manager of an HMO, you are legally required to have a current fire risk assessment for the property. This applies to all types of HMOs, regardless of whether they are subject to mandatory licensing. The assessment helps identify potential fire hazards and ensures 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 the property's size, layout, and whether it is licensed. Commonly, for shared houses, BS 5839-6 recommends a Grade D LD2 system. The specific requirements will be determined by the fire risk assessment carried out by a competent person.
Do bedroom doors have to be fire doors?
In many HMOs, particularly those with shared escape routes, bedroom doors are required to be fire doors. This is to provide occupants with a safe escape route and to contain a fire within a room for a specified period. The fire risk assessment will specify whether fire doors are necessary for your property.
How often does a licensed HMO need one?
A fire risk assessment should be reviewed regularly and whenever there are significant changes to the property or its occupancy. While there is no strict legal frequency, it is generally recommended to review the assessment annually or every two to three years. For licensed HMOs, the licensing conditions may specify a review frequency.
What does the council actually check?
When inspecting an HMO, the council (local housing authority) will typically check for the presence of a current and suitable fire risk assessment. They will also assess the implementation of the recommendations within that assessment, such as the condition of fire doors, fire alarm systems, and escape routes.
How much does an HMO fire risk assessment cost?
An HMO fire risk assessment in Staple Hill typically costs between £150 and £400 per property. The exact cost will depend on factors such as the size and complexity of the building, the number of storeys and bedrooms, and the existing fire safety provisions. The firm we connect you with will provide a specific quote.
Are you the company that will carry out my assessment?
No, we are an enquiry service. We do not carry out fire risk assessments ourselves. Our role is to connect you with local, qualified fire safety firms who can conduct the assessment for your HMO in Staple Hill. You will then deal directly with the firm we introduce you to.
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.