BATH & NORTH EAST SOMERSET
Is a fire risk assessment a legal requirement in Bath?
Fire risk assessments for landlords, HMOs and businesses across Bath and North East Somerset, written to the standard the law now requires.
Who needs a fire risk assessment in Bath?
Anyone responsible for non-domestic premises, or the shared parts of a block of flats or HMO, must carry out a fire risk assessment under the Regulatory Reform (Fire Safety) Order 2005. That includes landlords, employers, managing agents and anyone who controls the building.
Does my Bath HMO need a licence?
Mandatory HMO licensing applies across the whole of Bath and North East Somerset, for properties of five or more people forming two or more households. An additional licensing scheme for smaller HMOs ran until 31 December 2023 and has not currently been replaced, so check directly with the council for the latest position on your address.
Does it matter if my property is a listed building?
It can. Altering a listed building’s character without consent is a criminal offence, and much of central Bath’s housing stock is listed or within a conservation area. A fire door upgrade or other alteration may need consent alongside the fire safety work itself.
Do I need planning permission to convert a Bath property into an HMO?
In much of central Bath, yes. Article 4 directions remove the usual permitted development rights for converting a family home into a small HMO, on top of the licensing and fire safety requirements.
How often should the assessment be reviewed in Bath?
The assessment must be kept under review, with no fixed expiry date. A change of tenancy, works to the building, or a licence renewal are common reasons to revisit it. An out-of-date assessment is treated the same as no assessment at all.
Frequently asked questions
Is a fire risk assessment a legal requirement in Bath?
Yes, for non-domestic premises and the shared parts of residential buildings. It’s the same duty that applies across England and Wales.
My property doesn't need an HMO licence any more, does it still need an assessment?
Yes. The fire risk assessment is a separate duty under the Fire Safety Order, it doesn’t depend on whether the property currently needs a licence.
Will a listed building always need extra work?
Not always, but it’s worth checking. Any physical alteration, not just fire safety work, can need consent in a listed building, so it’s worth raising early rather than after the assessment.
Who enforces fire safety rules in Bath?
Avon Fire & Rescue Service is the enforcing authority for most premises across Bath and the wider area. A breach of the Fire Safety Order is a criminal offence, and can lead to an unlimited fine.
ENQUIRY
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Landlords, HMOs and businesses across Bath — share a few details and we’ll get back to you about an assessment.
BRISTOL & BATH