HMO fire risk assessment
Fire risk assessments for Bristol HMOs.
Every Bristol HMO needs a written fire risk assessment. Do yours online to BS 9792:2025, and see what Bristol's own fire safety rules mean for your house.
Skip the £200–£500 assessor bill. Built on the guidance councils use, for £45.
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Written by Bradley, Founder of FRASafeCouncil rules last checked 15 October 2026How we check →
South West
Bristol's HMO fire safety rules
Bristol publishes its own HMO fire safety standard, "Fire Safety Standards for Licensable Houses in Multiple Occupation (HMOs)" (February 2023). FRASafe's assessment follows BS 9792:2025 and LACORS. Below is what Bristol's rules ask for in a typical house, so you know what to expect.
- Assessment for the licence
- Yes, as a licence condition
- Who can carry it out
- A "competent person"
- Last checked
- 15 October 2026
Running an HMO in Bristol
The local rules and contacts that sit alongside your fire risk assessment, each taken from the council's or fire service's own website.
- Fire and rescue service
Avon Fire and Rescue Service covers Bristol.
Source: avonfire.gov.uk- Additional licensing
Bristol runs additional licensing in the whole city (HMOs with three or four people), from 6th August 2024 to 5th August 2029, so smaller HMOs there need a licence too, not only those big enough for a mandatory licence.
Source: bristol.gov.ukShow the official wording
“Both Designations come into force on 6th August 2024 and shall cease to have effect on 5th August 2029.”
- Additional licensing
Bristol runs additional licensing in Bedminster, Brislington West and Horfield wards, from 6th April 2022 to 5th April 2027, so smaller HMOs there need a licence too, not only those big enough for a mandatory licence.
Source: bristol.gov.ukShow the official wording
“Both Designations come into force on 6th April 2022 and shall cease to have effect on 5th April 2027.”
- Selective licensing
Bristol runs selective licensing in Bishopston and Ashley Down, Cotham and Easton wards, from 6th August 2024 to 5th August 2029, so most privately rented homes there need a licence, not just HMOs.
Source: bristol.gov.ukShow the official wording
“Both Designations come into force on 6th August 2024 and shall cease to have effect on 5th August 2029.”
- Selective licensing
Bristol runs selective licensing in Bedminster and Brislington West wards, from 6th April 2022 to 5th April 2027, so most privately rented homes there need a licence, not just HMOs.
Source: bristol.gov.ukShow the official wording
“Both Designations come into force on 6th April 2022 and shall cease to have effect on 5th April 2027.”
- Planning
Turning a family home into a small HMO needs planning permission in parts of north, east and south Bristol and Avonmouth Village (an Article 4 direction, in force since 29 June 2020).
Source: bristol.gov.ukShow the official wording
“A permitted development right within this area has been removed from 29 June 2020. You need a planning application for a change of use between a dwelling house (Use Class C3) and a small House in Multiple Occupation (Use Class C4).”
- Planning
From 1 January 2027, turning a family home into a small HMO will need planning permission in parts of Brislington, Frome Vale, Purdown, Southmead and Horfield, St George and Westbury Park (an Article 4 direction).
Source: bristol.gov.ukShow the official wording
“From 1 January 2027, you'll need planning permission for a change of use from a dwelling house (use Class C3) to a small house in multiple occupation (use Class C4) in these areas.”
- Licence fee
A new HMO licence from Bristol costs £1,886 (£1,121 with the application, £765 later).
Source: bristol.gov.ukShow the official wording
“The fee for a new licence is £1,886.”
Applying for or renewing your Bristol HMO licence? Bristol makes a written fire risk assessment a licence condition, and can ask to see it at any time.
Get my fire risk assessmentWorked example
What your Bristol fire risk assessment will check
A typical 3-storey shared house with 6 tenants, run through Bristol's rules. Each item shows the wording it comes from, and what your action plan says if the house is missing it. Your own house may need more or less, which is what the assessment works out.
Fire alarm
RequiredA linked fire alarm system (Grade D1, LD2)
“Number of Storeys 1 or 2 ... Number of Persons Sharing Up to and including 6 ... Fire Alarm System Grade D1: LD2 BS5839: Part 6: 2019 Grade D1: LD1 BS5839: Part 6: 2019 Grade D1: LD1 BS5839: Part 6: 2019 ... All detectors should be interlinked, mains- ... powered with battery backup (tamper- ... DH to rooms containing cooking facilities. ... A stand-alone 10 year life sealed battery DS will be ... Fire Alarm System Grade D1: LD1 BS5839: Part 6: 2019 Grade D1: LD1 BS5839: Part 6: 2019 Grade A: LD1 BS5839: Part 6: 2019 ... For properties of five or more storeys, or for properties where there is a floor greater than 200m2 in area, please contact us”
If it's missing: High priority in your action plan
The fire alarm is Grade F. This house needs a Grade D1 system with LD2 coverage. Have a qualified alarm engineer upgrade it to BS 5839-6. Required by Fire Safety Standards for Licensable Houses in Multiple Occupation (HMOs) (Bristol City Council) (February 2023).
Fire doors
RequiredFire doors with self-closers on every bedroom and the kitchen
The council asks for less here, so the LACORS minimum is used.
“Individual bedsits should have a 30-minute fire door1 ... 30-minute fire door1 to all rooms (except bathrooms). ... All other doors should be sound, well-constructed and”
If it's missing: High priority in your action plan
Not every bedroom door is a fire door with a self-closer. Fit FD30 fire doors with self-closers to all bedrooms. Required by LACORS Housing - Fire Safety: guidance on fire safety provisions for certain types of existing housing (July 2008).
Escape route
RequiredA protected escape route, with the hall and stairs giving 30 minutes' fire resistance
“Walls / partitions on an escape route are required to be of 30-minute fire-resisting construction.”
If it's missing: High priority in your action plan
The hallway and stairs are not confirmed as a 30-minute protected route. Make good any holes or open-plan gaps so walls and ceilings give 30 minutes' fire resistance. Required by Fire Safety Standards for Licensable Houses in Multiple Occupation (HMOs) (Bristol City Council) (February 2023).
Kitchen heat detector
RequiredA linked heat detector in the kitchen
“additional interlinked heat alarm with integral battery back-up located in the kitchen”
If it's missing: High priority in your action plan
Not every kitchen has a linked heat alarm. Fit an interlinked heat alarm in each kitchen. Required by LACORS Housing - Fire Safety: guidance on fire safety provisions for certain types of existing housing (July 2008).
Emergency lighting
Not needed hereNot needed in this example house
“Required if means of escape has no borrowed light and / or route is long or complex. Should comply with BS5266-1:2016”
Spotted something out of date? Tell us and we will check it.
How it works
From Blank Screen to Finished Report in 35 Minutes
Produce a BS 9792:2025 HMO fire risk assessment, checked against the LACORS housing fire safety guide that most councils use.
You do not need to be a fire-safety expert. FRASafe turns the legal requirements into plain-English questions and builds the report for you.
Complete the assessment
Answer structured questions covering fire hazards, means of escape, fire detection, fire doors, and more, mapped to BS 9792:2025 and the RRO 2005. Progress saved automatically.
Review findings & action plan
FRASafe generates a prioritised action plan with risk ratings for every finding. Review and sign your declarations before generating the report.
Download your PDF report
For £45, download your finished fire risk assessment PDF, laid out for your licence application.
Real reviews
What HMO landlords say
“I manage three HMOs. An assessor quoted £350 each, over £1,000. I did all three with FRASafe in an afternoon for £135.”
“I was required to undergo a fire risk assessment as part of my HMO application. I found the Frasafe online form easy to complete and upload information to produce a Fire Risk Assessment that was relevant to my property. The price point of £45 was affordable, making Frasafe the right choice for my needs as a busy Landlord.”
“Super smooth process for getting my fire safety report for my AirBNB property. Will be using again.”
Free tool
How fire-safe is your HMO?
Take the free 60-second fire safety check and get an instant Red, Amber or Green score, plus the things to fix first. No obligation.
Simple pricing
No subscription. No hidden fees. Pay once per report.
£200–£500 professional assessor
- Full BS 9792:2025 questionnaire
- Works offline on-site
- PDF fire risk assessment in your name
- Built on the LACORS fire safety guide
- Lifetime access to your report
- Annual review reminder
One-off payment, taken securely at checkout.
Rejected report? Full refund.
If your council rejects your FRASafe report because of its format or the standard it is written to, send us their reason in writing within 30 days and we will refund your £45 in full. You take no risk. This does not apply if you went ahead after we told you your council requires a qualified assessor.
Common questions
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