HMOS & SHARED HOUSES
Does my Bristol HMO need a fire risk assessment as well as a licence?
Fire risk assessments for HMOs and shared houses across Bristol and Bath, covering licensing and the written record the law requires.
Does my HMO need a licence in Bristol?
Any HMO with five or more people is covered by mandatory licensing across the whole of Bristol. Smaller HMOs of three or four people need an additional licence too, either under the citywide scheme running since 6 August 2024, or under the earlier scheme covering Bedminster, Brislington West and Horfield, which has run since 6 April 2022. Some non-HMO rentals in these areas also need a selective licence, regardless of the number of tenants.
Is a fire risk assessment the same thing as an HMO licence?
No. The licence and the fire risk assessment are separate legal requirements. The Fire Safety Order requires the assessment regardless of whether the property is licensed, and a licensing officer will typically expect to see a current assessment as part of an application or renewal.
What makes an HMO assessment different from a single-let one?
The main difference is the shared spaces and multiple households. An HMO assessment looks closely at individual bedroom fire doors, shared kitchens and bathrooms, and the single escape route several unrelated occupants rely on together, rather than one household’s own exits.
Do I need planning permission to convert a property into an HMO?
In parts of Bristol, yes. Article 4 directions remove the usual permitted development rights for converting a family home into a small HMO in certain areas. This sits alongside, not instead of, the licensing and fire safety requirements.
When does an HMO fire risk assessment need updating?
Common triggers are a change of tenants, an additional letting room, new fire doors or alarm work, or a licence renewal. The assessment has no fixed expiry date and needs regular review, but an out-of-date one is treated the same as having none.
Frequently asked questions
Do I need both a mandatory and an additional licence?
No single property needs both at once, mandatory licensing applies at five or more occupants, additional licensing covers smaller HMOs of three or four. Which one applies depends on how many people live there.
My HMO is in Horfield, does that mean I need a selective licence too?
No. Horfield has additional licensing for HMOs, but not selective licensing. Selective licensing in Bristol currently applies in Bedminster, Brislington West, Bishopston and Ashley Down, Cotham, and Easton.
Can the same visit cover both the licence evidence and the fire risk assessment?
Often, yes. Since both look closely at fire doors, alarms and escape routes, one visit can usually gather the evidence needed for both.
What happens if my HMO licence application doesn't have a current assessment?
Applications without a current fire risk assessment usually stall. Licensing officers typically expect to see one before deciding an application or renewal.
ENQUIRY
Tell us about your HMO.
HMOs and shared houses across Bristol and Bath — share a few details and we’ll get back to you about an assessment.
BRISTOL & BATH