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Hi,im new to hmos. could anyone reccomend a company to carry out a fire risk assesment on a 4 bed hmo and how much?. The property does not need a licence. or is it simple enough for me to do risk assess myself?
Also, can anyone give a rough idea where fire doors are normally put, as a minimum. the propert has a cellar
If you are unsure about where fire doors are needed, I would suggest you may not fall within the category of a 'competent person' to carry out a fire risk assessment yourself. Depending on where in the country the property is, you could try one of the companies listed in the fire safety section here:
For HMOs, adequate fire precautions including where fire doors need to be located will be assessed in accordance with the LACORS fire safety guidance and will vary according to the size, type and nature of the HMO and number of occupants. You can obtain a copy on the link below, or feel free to contact me direct if you need more specific advice:
Richard Tacagni MCIEH CEnvH
London Property Licensing
This information is intended as general advice and guidance. It is not legal advice and should not be taken or relied upon as such. No liability can be accepted for any reliance on the information published in this response. You may wish to obtain independent legal advice.
Thanks for the link Richard.
I was quite surprised when looking through some information to come across the following:
" The Regulatory Reform (Fire Safety) Order 2005, and the Fire (Scotland) Act 2005 and the associated Fire Safety (Scotland) Regulations 2006 applies to all non-domestic premises in England, Wales and Scotland, including the common parts of blocks of flats and houses in multiple occupation (HMOs). "I spoke to a local company that deals with FRA's and they said they only check the communal parts of the property, not bedrooms. I was surprised by this as I've got fire hinges on all room windows (including bedrooms) and they wouldn't be checking this. Adequate means of escape should be from bedrooms as well as communal areas shouldn't it or is there another part of the requirements that mentions this?
If a bedroom opens directly to a secure (ie well constructed) escape route, such as the main landing/stairs/hallway, there is not usually a requirement for a means of escape via a bedroom window.
It all depends where the property is as to what regulations apply.
In England & Wales, there are overlapping regulatory requirements. The Fire Safety Order concentrates on the common parts of the building whereas the whole property including all residential units falls under the Housing Health & Safety Rating System which is enforced by local authorities.
The LACORS fire safety guide is a superb document available for free from various sources including the RLA. I've certainly learnt a lot from it.