NRLA to give evidence on the Building Safety Bill
Building safety is top of the political agenda again with the Building Safety (Wales) Bill currently before the Senedd. We fully support efforts to improve building safety. For landlords of houses in multiple occupation (HMOs), we have long advised carrying out regular fire risk assessments (FRAs) to ensure tenant safety.
The spirit of the Bill is therefore welcome, but in our recent submission to the Local Government and Planning Committee, we have highlighted several concerns around its practical implementation.
Cost concerns
The Welsh Government estimates the average cost of an FRA at £62 per property. But our research shows this is a severe underestimate, as in reality a full FRA typically costs around £395.
Where assessments identify issues, landlords may face additional upgrades, with estimates running to £15,000 per property in some cases. Ongoing annual reviews may cost £100–£120, further adding to landlords’ obligations.
Without realistic costing, there is a risk that parts of the HMO sector could become financially unviable, leading to properties exiting the sector and reducing the supply of shared homes.
Tenant duties
Fire safety is not solely the responsibility of landlords, and members report challenges with tenants who obstruct escape routes or ignore fire safety rules.
Currently, the Bill does not provide a straightforward way for landlords to enforce tenant responsibilities. We are therefore calling for fire safety duties to be included as a fundamental term of occupation contracts. This would allow landlords to take proportionate action if tenants repeatedly breach their responsibilities, ensuring the safety of all residents.
Enforcement pressures
Local authorities and fire services are already under strain. Placing additional responsibilities on them, without corresponding funding, risks creating bottlenecks and slowing down enforcement against rogue operators. We are urging Welsh Government to ensure that sufficient resources are in place to support delivery.
Shortage of assessors
A further concern is the potential for a shortage of qualified fire risk assessors. Demand is already high for assessments of high-rise buildings, and without clear guidance on who counts as a “competent person,” smaller landlords may find it impossible to access assessors in time.
Shape the legislation
We are set to give oral evidence on the Building Safety Bill to the Committee on 9th October. If you would like to provide feedback on how the Bill will affect you or act as a case study, please contact [email protected] by 7th October.
