BS35 · Thornbury
HMO Fire Risk Assessment
in Thornbury
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 clear understanding of your legal obligations to ensure the safety of your tenants. If you are responsible for a property in the BS35 postcode district, arranging a professional HMO fire risk assessment in Thornbury is a necessary step in meeting these requirements. Thornbury is a market town with a historic high street and many listed frontages, which often presents unique challenges for fire safety due to the age and construction of the buildings. Whether you manage a converted townhouse near the town centre, a flat above one of the local pubs, or a modern conversion near the small industrial units on the edge of town, the layout and fabric of the building will dictate the specific fire safety measures required. A HMO fire risk assessment in Thornbury typically costs £160 to £420 per property, depending on the complexity and size of the building. This figure is a guide only, and the firm we pass your enquiry to will provide a specific quote based on your property’s details. Our role is to facilitate this connection, so that your enquiry reaches a local firm capable of assessing your premises.
What the assessment covers
The fire risk assessment is a comprehensive review of the property to identify potential hazards and evaluate the safety of the occupants. The scope of the work and the final cost are influenced by several factors specific to the building. The assessor who contacts you will consider the number of storeys and the total number of bedrooms, as larger properties naturally require more time to inspect. They will also establish whether the property is currently licensed or falls under mandatory licensing criteria, as this often dictates stricter safety standards.
A significant part of the inspection involves evaluating the existing fire alarm system, specifically its grade and the extent of its coverage throughout the building. The condition of fire doors is another critical factor; the assessor will check the doors to individual bedrooms as well as those protecting the primary escape route to ensure they provide adequate protection. The property’s layout is also fundamental, as the requirements for a standard shared house differ significantly from those for a building divided into fully self-contained flats. The resulting report will highlight any necessary remedial actions required to bring the property up to the expected standard.
How the enquiry works
Bristol Fire Risk Assessment operates as a dedicated enquiry service to help you find a suitable professional. It is important to understand that we are not the ones doing the work, nor do we attend your site. The process follows these four steps:
- You submit your property details through our enquiry form.
- We pass these details to a local fire safety firm that covers the Thornbury area.
- That firm contacts you directly to provide a specific quote and discuss their availability.
- You deal with the chosen company directly to arrange the assessment and handle payment.
The legal position for HMO landlords
The primary legislation governing fire safety in multi-occupied premises is the Regulatory Reform (Fire Safety) Order 2005. This order applies to the common parts of an HMO, such as hallways, landings, and shared kitchens. Under this law, the landlord or manager is designated as the ‘responsible person’ and has a legal duty to ensure a suitable and sufficient fire risk assessment is carried out and regularly reviewed. Failure to maintain a current assessment is a breach of statutory duty.
In addition to the Fire Safety Order, the Housing Act 2004 applies to the entirety of the property. Local housing authorities use the Housing Health and Safety Rating System (HHSRS) to assess risks, including fire, within residential settings. For most shared houses, the benchmark for safety is the LACORS national fire safety guidance for existing housing. This guidance is usually applied alongside BS 5839-6, which often recommends a Grade D LD2 system for standard HMOs.
Compliance is not optional. Mandatory HMO licensing conditions explicitly require that the landlord manages fire safety effectively, and the local council has the power to serve improvement or prohibition notices if standards are not met. In serious cases, penalties for non-compliance can include unlimited fines and banning orders. Enforcement in Thornbury is typically handled by the local fire and rescue service for the Fire Safety Order, or the local authority for matters relating to the Housing Act. The assessment must be carried out by a competent person with the necessary skills and experience. Please note that the information provided on this page is for 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 House in Multiple Occupation, you are legally required to have a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. This applies to the common parts of the building. Even if your property does not require a mandatory HMO licence from the council, the fire safety legislation still applies. Having a professional assessment ensures you are meeting your duty of care to your tenants and complying with national safety standards.
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 meet BS 5839-6 standards. This commonly involves a Grade D LD2 system, which consists of mains-powered, interlinked smoke alarms in the escape routes and high-risk rooms like kitchens and lounges. The local firm we put you in touch with will evaluate your current system and advise if it meets the necessary grade for your specific property type.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors must be fire-resisting to protect the escape route and contain a fire within the room of origin. These doors usually need to be FD30 rated, meaning they provide 30 minutes of fire resistance, and should be fitted with self-closing devices and intumescent strips. The assessor will check the condition of these doors and their frames to ensure they are functional and correctly installed according to LACORS guidance and building regulations.
How often does a licensed HMO need a fire risk assessment?
While the law states that an assessment must be 'regularly reviewed', most professional bodies and local authorities recommend a full review annually or whenever there is a significant change to the building or its occupancy. If you hold a mandatory HMO licence, the council will often check that your assessment is current as part of their licensing conditions. Keeping the document up to date ensures that any new risks are identified and managed promptly.
What does the council actually check during an inspection?
The local housing authority checks for hazards under the Housing Health and Safety Rating System (HHSRS). They will look for adequate fire detection, clear escape routes, appropriate fire doors, and evidence that you are managing risks effectively. They will often ask to see your current fire risk assessment. If the property is found to be unsafe, the council can issue an improvement notice, which legally requires you to carry out specific works within a set timeframe.
How much will the assessment cost me?
A HMO fire risk assessment in Thornbury typically costs £160 to £420 per property. This range accounts for different building sizes, from small three-bedroom shared houses to larger multi-storey conversions. Because every building is different, the final price is determined by the complexity of the site. The local firm we pass your enquiry to will provide you with a fixed quote once they understand the specifics of your property and its location.
Who carries out the site visit and the report?
We are an enquiry service, not a consultancy, so we do not carry out the assessments ourselves. Once you submit your details, we pass them to a local fire safety company. The assessor who contacts you will be the one who attends your property, conducts the inspection, and writes the report. You will deal with that firm directly for all aspects of the work, including scheduling the visit and receiving your completed fire risk assessment document.
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.