BS4 · Totterdown
HMO Fire Risk Assessment
in Totterdown
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 in this part of Bristol requires a specific understanding of the local housing stock. If you are a landlord or agent, arranging an HMO fire risk assessment in Totterdown is a necessary step to ensure the safety of your tenants and the legal compliance of your building. This area, located within the BS4 postcode district, is characterised by steep, densely built Victorian terraces that often house multiple occupants across several floors. Many of these properties have been converted from traditional family homes into shared houses or flats, while others sit above the small independent shops and cafes on Wells Road. Because these buildings are often tall, narrow, and closely packed, the risk of fire spread is a serious consideration for the local fire and rescue service and the local authority. A professional assessment identifies potential hazards and outlines the necessary precautions to protect life and property. Regarding the cost of the service, a HMO fire risk assessment in Totterdown 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 fire safety measures. The assessor who contacts you will look at the specific layout of the property to determine how fire might spread and how tenants would escape. Several factors influence the scope and the eventual price of the assessment. The number of storeys and bedrooms is a primary consideration, as larger Victorian terraces in Totterdown often require more detailed escape route analysis than smaller units. The firm will also check whether the property is currently licensed or falls under mandatory licensing requirements, as this affects the standards expected by the local housing authority.
The inspection includes an evaluation of the existing fire alarm system, checking its grade and the extent of its coverage throughout the building. The condition of fire doors is another critical element, specifically those leading to 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 differ significantly. The resulting report will provide a list of actions required to bring the property up to the necessary safety standard.
How the enquiry works
Bristol Fire Risk Assessment acts as a bridge between property owners and professional service providers. We do not carry out the assessments ourselves and we do not attend your site. The process works as follows:
- You submit your property details and requirements through our enquiry form.
- We pass these details to a local fire safety firm that covers the Totterdown area.
- That firm contacts you directly to discuss the building and provide a specific quote.
- You deal with the firm directly to book the work, receive the report, and handle payment.
The legal position for HMO landlords
Fire safety in houses in multiple occupation is governed by several pieces of legislation and guidance. The primary regulation is the Regulatory Reform (Fire Safety) Order 2005, which 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) allow the local housing authority to inspect properties and ensure they are free from hazards, including fire risks. In Totterdown, enforcement of these standards is managed by the local authority or the local fire and rescue service, depending on the specific nature of the building and the risks identified.
When assessing a property, firms normally refer to the LACORS national fire safety guidance for existing housing, which provides a framework for what is reasonable and necessary in different types of HMOs. They also look at BS 5839-6 standards for fire detection; for a typical shared house, this is commonly a Grade D LD2 system. It is a legal duty for an HMO landlord or manager to hold a current fire risk assessment. Under mandatory HMO licensing conditions, the council requires this document to be in place, and failure to comply can lead to the council serving improvement or prohibition notices. The penalties for non-compliance are severe, including unlimited fines and banning orders. The assessment must be carried out by a competent person who has the necessary training and experience. Please note that this page provides general information 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 have a legal obligation to ensure a fire risk assessment is carried out. This applies to the common parts of the building under the Regulatory Reform (Fire Safety) Order 2005. Whether the property is a small shared house or a large building converted into flats, the duty holder must identify fire hazards and take steps to reduce them to protect the tenants living there.
What alarm grade does an HMO need?
The required alarm grade depends on the size and layout of the property. For most standard shared houses, the LACORS guidance and BS 5839-6 usually recommend a Grade D LD2 system, which involves 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 confirm the specific requirements for your building during their assessment of the premises.
Do bedroom doors have to be fire doors?
In most HMOs, bedroom doors are required to be fire-resisting to protect the escape route if a fire starts inside a tenant's room. These doors usually need to be FD30 rated, meaning they can resist fire for 30 minutes, and must be fitted with self-closing devices and intumescent strips. The assessor will check the condition of your existing doors and advise if they meet the necessary safety standards or require upgrades.
How often does a licensed HMO need one?
While the law does not specify a fixed expiry date, a fire risk assessment is a living document that must be kept up to date. It is standard practice to review the assessment annually or whenever there is a significant change to the building's layout or occupancy. Local authorities often require a fresh or recently reviewed assessment as part of the mandatory HMO licensing application or renewal process every five years.
What does the council actually check?
The local housing authority checks for compliance with the Housing Act 2004 and the HHSRS. They look for adequate fire detection, clear escape routes, and proper fire separation between rooms. They will often ask to see your current fire risk assessment to ensure you are managing risks proactively. If the property is found to be unsafe, the council has the power to issue improvement notices or even prohibition orders.
How much will the assessment cost me?
A HMO fire risk assessment in Totterdown typically costs £160 to £420 per property. The exact price is determined by the local firm that contacts you, based on factors like the number of floors, the number of letting rooms, and whether the building consists of shared facilities or self-contained flats. We are an enquiry service, so the final fee is agreed upon directly between you and the professional assessor.
What is the role of Bristol Fire Risk Assessment?
We operate as an enquiry service designed to help landlords find local professionals. We do not attend your property, we are not the assessors, and we do not carry out the physical risk assessment ourselves. When you submit your details, we simply pass them to a local fire safety company. That firm will then contact you to provide a quote and carry out the work independently of our service.
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.