Fire risk assessments for HMOs

If you’re responsible for an older building, but have little history on past fire strategies and surveys, a fire risk assessment is the perfect way to improve the fire safety of your property.

As with any residential fire risk assessment, a HMO fire risk assessment is an organised inspection of the premises to identify fire hazards that could potentially cause harm and estimate the level of risk. The overall aim is to remove these hazards and to reduce them to an acceptable level.

Types of residential fire risk assessment

Any residential property licensed as a HMO requires a fire risk assessment of communal areas as a bare minimum, but for both purpose built and converted apartment blocks, assessments are categorised into four types depending on their level of risk, and the detail of the inspection that has to be carried out.

Type 1

To satisfy the purpose of the Fire Safety Order, most purpose-built blocks of flats and conversions with a communal area must have a type 1 fire risk assessment as a minimum.

During a type 1 fire risk assessment, the fire risk assessor will conduct a non-destructive assessment of the common parts of the building only, and not the private dwellings. In general, access to occupied areas (such as flats) is not expected or required unless there is reason to believe that there may be significant health and safety issues inside, or a resident’s front door needs to be considered as part of the assessment (see type 3).

Type 2

Unlike type 1, a type 2 fire risk assessment involves a degree of destructive inspection carried out on a sampling basis, as it is limited to the common areas of the property only. 

The destructive works ensure that fire compartmentation is adequate within concealed areas and that cavity barriers are present and in good condition. The assessment is primarily to ensure a suitable level of life safety in the event of a fire, therefore the focus of this work will assess the compartmentation between flats and enclosing escape routes.

Type 3

Type 3 fire risk assessments are similar to type 1, but have a slightly wider scope. This non-intrusive assessment considers the fire precautions of the outer building, such as the means of escape in the event of a fire.

We will also check on the working status of fire alarms on the premises, compartmentation between flats and fire detection. The fire resistance of doors to rooms is also considered.

Type 4

A type 4 fire risk assessment is the most comprehensive assessment for purpose-built blocks of flats and conversions, and one of the most complicated to complete. This is because access to individual dwellings is required and destructive sampling can lead to a need for repairs. 

The assessment is carried out on the common parts, and there is also a destructive inspection on the entire property. A building contractor has to be present when a type 4 assessment is being done, and they may be asked to further investigate specific areas of the property where we identify potential fire risks.

As this assessment is destructive in nature, the work is generally completed while the property is empty. Our type 4 fire risk assessment also includes a comprehensive compartmention and  fire stopping report, and a fire door survey.

Get in touch

At NW Fire Solutions, our residential fire risk assessments are carried out in accordance with government guidelines. We’ll help you to make sense of the rules and regulations surrounding fire risk assessments, to help protect you, your properties, and ensure you’re legally compliant.

If you require any further information, or would like to learn more about our residential fire risk assessment services on your property, contact us today.