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HMO Fire Risk Assessment Cost: Fire Safety HMO - Fire Risk Assessment for HMO

Ensuring your House in Multiple Occupation (HMO) meets fire safety regulations is not just a legal duty – it protects your tenants and your investment. At JTA Fire, we provide expert HMO fire risk assessments that are thorough, certified, and competitively priced. This page explores typical HMO fire risk assessment costs, what the process involves, and why using our professional service can save you money by avoiding fines or failed inspections. Our tone is commercial and expert, focused on delivering value and peace of mind. Read on for a breakdown of costs, key factors, legal requirements, and how to book a free consultation with JTA Fire. 

JTA Fire Consultancy provides professional fire risk assessment services tailored for HMO's (Houses of Multiple Occupation) to comply with UK fire safety law and protect people, property and reputation.

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How Much Does an HMO Fire Risk Assessment Cost?

Typical Cost Range: Fire risk assessments for HMOs generally cost between £250 and £500. Smaller HMOs (3-4 bedrooms or tenants) usually fall in the £250–£350 range, whereas larger or more complex HMOs (5+ bedrooms, multiple storeys) can be around £500 or more. For example, a standard 5-bedroom HMO might cost roughly £400 plus VAT for a professional fire risk assessment. These fees normally include the on-site inspection and a comprehensive written report of findings and recommendations. 

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What Determines the Cost?

Several factors influence the price of an HMO fire risk assessment: 

  • Property Size & Layout Complexity: Larger properties or those with complicated layouts (multiple floors, many rooms) require more time to assess. A simple two-storey flat is quicker to evaluate than a sprawling Victorian house split into bedsits. Every room, corridor, and stairwell adds to the assessment scope. 

  • Occupancy Numbers: HMOs with more tenants or bedrooms demand a more detailed evaluation. Increased occupancy means more potential ignition sources and persons at risk, which raises the assessment’s complexity. 

  • Shared Facilities & Risk Level: Extensive shared areas (like multiple kitchens or lounges) and higher-risk features (e.g. outdated wiring or lots of furnishings) can increase the work needed. HMOs with higher fire loads or hazards will take longer to assess and document. 

  • Location: Assessments in major cities (like London) may cost ~20% more than elsewhere due to higher operating costs and demand. For instance, an HMO assessment that costs £350 in a smaller city might be ~£450 in London. Remote or rural properties could incur travel fees. 

  • Assessor Qualifications: Using a certified, experienced fire safety professional can be slightly more expensive than an amateur quote, but it ensures the job is done right. Competent assessors may charge a premium for their expertise, but this often pays off by ensuring you pass local council inspections the first time and avoid penalties. 

  • What’s Included in the Cost? Typically, the fee covers the full inspection visit and a written report detailing the findings. You should receive a documented Fire Risk Assessment report with an executive summary, identified hazards, a risk evaluation, and an action plan of recommended safety improvements. At JTA Fire, our reports come with clear recommendations and are fully PAS 79 compliant (the industry-standard format for fire risk assessments). In other words, you’re not just paying for a “tick-box” exercise – you’re investing in a professional document that will help protect your property, keep your tenants safe, and satisfy legal requirements. 

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Cost-Saving Tip: An HMO fire risk assessment is far cheaper than the potential fines or losses from a fire safety breach. Landlords have faced fines of tens of thousands of pounds for inadequate fire measures, and failure to comply with the law can even lead to prosecution or imprisonment. By budgeting a few hundred pounds for a quality assessment, you avoid these massive costs and ensure your HMO remains insurable. In short, **spending £300–£500 now can save you £30,000+ in fines or legal fees later – a smart investment in safety and compliance. 

Why Invest in a Professional Fire Risk Assessment for your HMO?

HMOs are uniquely vulnerable to fire risks due to multiple occupants and shared facilities. Here’s why you should always have a professional fire risk assessment done for your HMO and keep it up-to-date: 

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  • Legal Obligation: It’s not optional – it’s the law. Every HMO is required by the Regulatory Reform (Fire Safety) Order 2005 to have a “suitable and sufficient” fire risk assessment carried out and maintained. Landlords (the Responsible Persons) must identify fire hazards, implement precautions, and document the assessment. If you don’t, you could face unlimited fines or even jail time for non-compliance. For larger HMOs (usually 5 or more people forming 2+ households), councils also mandate a written FRA as part of HMO licensing – you must declare and provide a fire risk assessment to get or renew your licence. Failing to have one is an offence. 

  • Safety of Occupants: A thorough assessment identifies potential fire hazards (from faulty electrics to accumulations of trash) and pinpoints at-risk individuals (e.g. tenants who may be sleeping, have disabilities, or unfamiliar with the building). By spotting these risks, you can fix problems (like installing fire doors, clearing escape routes, or adding smoke alarms) before they lead to an incident. This proactive approach can literally save lives by preventing fires or ensuring everyone can escape if one breaks out. 

  • Avoiding Fines & Failures: Using a certified professional gives you confidence that the assessment will hold up to scrutiny. Fire safety inspectors and HMO licensing officers often want proof that a competent person conducted the FRA. JTA Fire’s assessors are fully qualified and experienced, so our reports are accepted by authorities without question. This means no nasty surprises during council inspections – you won’t risk expensive enforcement notices, fines, or licence refusals due to an inadequate assessment. It also helps avoid costly false economies: a cheap, sub-par assessment could miss critical issues, leaving you liable for fire enforcement actions. 

  • Insurance & Liability Protection: Increasingly, insurance providers ask for evidence of a current fire risk assessment for HMOs. If a fire occurs and you lack an adequate FRA, insurers might deny your claim. A professional assessment ensures you have proper documentation to satisfy insurance requirements and demonstrates you took due diligence in fire safety. This can protect you from liability in the event of an incident. 

  • Expert Guidance and Peace of Mind: A seasoned fire safety assessor doesn’t just check boxes – they provide valuable guidance. JTA Fire will give you an actionable report, explaining which improvements are needed (e.g. upgrading alarms to interlinked systems, adding emergency lights, replacing locks with thumb-turns) and which ones are just recommendations. Our goal is to help you achieve compliance in a cost-effective way. With our expert advice, you’ll know exactly how to protect your property and tenants. That peace of mind is worth it – you’ll sleep easier knowing your HMO is as fire-safe as possible. 

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Did You Know? Even if your HMO is small and doesn’t require a license (for example, a 3-bedroom HMO), fire safety laws still apply fully. You are still required to have a fire risk assessment and adequate precautions (like smoke alarms and fire doors) in any HMO, regardless of size. Don’t fall into the trap of thinking a “small HMO” is exempt – it isn’t. Fire can affect anyone, and the law is clear that all HMOs must be assessed and kept safe. 

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Free Quote & Consultation

Protecting your tenants and property is priceless – and it starts with a professional assessment. JTA Fire offers a free initial consultation and quote for HMO fire risk assessments. Contact us today to discuss your HMO’s needs. We’ll provide expert guidance on the process and a transparent quote (with no obligation). Our aim is to make compliance easy and affordable for HMO landlords. 

Key Aspects of an HMO Fire Risk Assessment

Ensuring clear, protected escape routes is a vital component of HMO fire safety 

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Landlords must be certain that all communal areas are free from fire hazards and that critical systems (like alarms and emergency lighting) are in place and functioning correctly. A professional HMO fire risk assessment will thoroughly examine all relevant areas and safety measures to keep your property and tenants safe. Typically, the assessment will cover: 

Common Areas & Escape Routes

Inspect all shared parts of the property – entryways, hallways, stairwells, kitchens, lounges, etc. – to ensure they are clear of obstructions and properly protected. This includes checking that escape routes are unobstructed (no bikes or rubbish blocking hallways) and that doors on escape paths open easily. The assessor verifies that fire exit routes lead to a safe exit and that emergency exit signage is visible. 

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Fire Doors & Compartmentation

Verify that appropriate fire-resistant doors are installed on bedrooms and high-risk rooms (e.g. kitchens) as needed. In HMOs, usually FD30 fire doors (30-minute rated) with self-closing mechanisms and intumescent strips are required to compartmentalize fire and smoke. The assessor will check that fire doors close properly, have functional self-closers, and are not damaged or wedged open. Proper compartmentation can contain a fire long enough for everyone to escape.

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Fire Detection & Alarm Systems

Assess the smoke alarms and fire alarm system in the HMO. Are there working smoke/heat detectors in communal areas and escape routes? Are alarms interlinked to alert all tenants? HMOs with 3 or more storeys or 5+ people usually need a Grade A system with a central panel and call points, while smaller HMOs may use a Grade D interlinked alarm system. The FRA will check that the system meets the required standard (e.g. BS 5839) and is maintained (including having a test log). An example of a robust HMO alarm setup is shown below, with a ceiling-mounted smoke detector and a manual call point in a corridor 

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Emergency Lighting

If the HMO’s escape route would be dark during a power outage, emergency lighting is required (common in properties with long corridors or no natural light). The assessor will confirm if emergency lights are installed where needed (e.g. stairways, hallways) and test that they function (batteries hold charge, etc.). Proper emergency lighting ensures tenants can find their way out even if the mains power fails in a fire. 

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Electrical Safety (PAT & Wiring)

Fire risk assessments review potential electrical ignition sources. The assessor will check that the electrical installation has an up-to-date safety certificate (EICR) and look for signs of overloaded circuits or unsafe wiring. They will also consider portable appliances: any landlord-provided appliances (kettles, fridges, microwaves, etc.) should be PAT tested annually to ensure they are safe. Faulty appliances or wiring are a leading cause of fires, so identifying these issues is crucial. 

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Heating & Smoke Ventilation

The FRA will note any gas appliances or heaters – they should be safely maintained (with a Gas Safety Certificate) and situated away from flammable materials. It will also check for adequate smoke ventilation (e.g. opening windows in stairwells or automatic smoke vents in larger buildings) to ensure escape routes don’t fill with smoke. 

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Fire-Fighting Equipment

While not all HMOs require fire extinguishers or blankets, many councils recommend fire-fighting equipment on each floor or in kitchens. The assessor will check if appropriate fire extinguishers (and fire blankets in kitchens) are provided and whether they are in good condition and recently serviced. They may also advise if additional equipment is needed for extra safety (e.g. a COâ‚‚ extinguisher for an electrical risk area). 

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Documentation & Management

Finally, a proper HMO FRA reviews how fire safety is managed day-to-day. This includes checking if fire drills or tenant instructions are in place, if there’s a fire emergency plan posted, and whether the landlord keeps records of testing (alarm tests, lighting tests, etc.). The assessor will ask if tenants have been informed of basic fire procedures (like keeping doors closed, not tampering with alarms). Good management practices (like regular checks of escape routes) are part of the “suitable and sufficient” assessment. If you have a fire log book, the assessor will review it. 

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Addressing Common Fire Safety Hazards: Reporting

After examining all these aspects, you will receive a written report with an overall risk rating and an action plan. The action plan lists any measures you need to take – e.g., “install an FD30 fire door to the kitchen within 1 month” or “ensure the smoke alarms are interlinked within 14 days” – each with a recommended timeframe. JTA Fire’s reports present these recommendations clearly and prioritize them by urgency, so you know what to tackle first. 

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5 Steps to a Fire Risk Assessment (What We Do)

A fire risk assessment follows a logical process to make sure nothing is overlooked. Here are the five key steps our qualified assessors take when conducting an HMO fire risk assessment: 

  1. Identify Fire Hazards: We start by systematically identifying potential fire sources in the HMO. This means looking for anything that could ignite a fire (sources of ignition) and anything that could burn (fuel). Common HMO hazards include cooking appliances, heaters, overloaded electrical sockets, faulty wiring, cigarettes, candles, as well as flammable materials like curtains, bedding, piles of paper, or rubbish. We also consider sources of oxygen (for example, ventilation that could feed a fire). By spotting these hazards, we know what needs removal or safer handling. 

  2. Identify People at Risk: Next, we evaluate who would be at risk if a fire starts. In an HMO, that’s all tenants and any visitors – but we pay special attention to those most vulnerable. Are there elderly or disabled residents who might struggle to escape? Do any rooms have only one exit? Are people sleeping (greatest risk if a fire occurs at night)? We consider the layout – for instance, basement or top-floor bedrooms may pose higher risk if escape is harder. Identifying people at risk helps in planning escape routes and fire precautions tailored to their needs. 

  3. Evaluate, Remove, Reduce Risk: This is the core of the assessment – evaluating how likely a fire is to start and how to reduce the risk. We look at your existing fire safety measures: Are there enough smoke detectors? Are fire doors in place and working? Is there a fire alarm panel, and has it been serviced? We’ll grade the adequacy of measures against regulations and best practices. Then we recommend how to remove or mitigate any risks found. This could mean instructing you to replace a faulty appliance, clearing clutter from an escape route, installing an extra smoke alarm in a lounge, or providing fire extinguishers. Essentially, we measure the current risk level and advise how to lower it to an acceptable level. We also ensure that proper precautions (like fire doors, alarms, lighting) are in place so that if a fire does occur, damage and danger are minimized. 

  4. Record Findings & Plan Training: By law, if you have an HMO, you should keep a written record of your fire risk assessment findings (especially if you have 5 or more occupants or any licensing requirements). We provide you with a clear written report documenting all the significant hazards we found and the actions needed. This report serves as proof of your compliance and a roadmap for improvements. Additionally, we help you plan for emergencies: a good FRA will include an emergency evacuation plan – for example, what tenants should do if the fire alarm sounds, where the assembly point is, etc. We encourage landlords to inform and train their tenants on basic fire safety, such as not propping open fire doors and knowing two ways out of the building. You can include fire safety clauses in your tenant welcome pack or hold briefings – our report can guide you on what to communicate. Everything is documented so you can show authorities that you have a plan in place. 

  5. Review and Update Regularly: An FRA is not a one-off, set-and-forget document. Conditions in an HMO change – new tenants move in, furniture layouts change, or you might add an extension. We advise that you review your fire risk assessment at least annually, and sooner if there’s a significant change in the building or occupancy. For higher-risk HMOs (e.g., a large three-storey HMO with many issues), reviews might be needed more frequently (every 6 months or after any incident). Regular review ensures that any new hazards are caught and addressed. JTA Fire offers ongoing support: we can schedule annual check-ups to update your FRA, so it stays current and continues to meet legal standards. Keeping the assessment up-to-date is itself a legal requirement – and it gives you continuous assurance that your property remains safe. 

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By following these five steps, we ensure that your HMO’s fire safety is thoroughly evaluated and managed. Our competent assessors carry out each step diligently, so you end up with a “suitable and sufficient” assessment that authorities will consider fully compliant. 

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Fire Risk Assessment Consultancy for HMO's You Can Trust: This is JTA Fire.

What Happens During Your HMO Fire Risk Assessment Consultation?

  1. Site Visit & Inspection
    Our consultant visits your premises to walk every relevant area and assess fire risks. 

  2. Risk Identification
    We identify hazards, ignition sources, escape routes and potential risk factors. 

  3. Report with Recommendations
    You’ll receive a concise, compliant report outlining findings and clear, practical steps to reduce risk and meet legal duties. 

  4. Follow-Up Support
    We explain priorities and help you plan improvements that protect people and strengthen safety.

HMO Fire Risk Assessment FAQs

Why Choose JTA Fire?

  • When it comes to fire risk assessments for HMOs, you need a partner you can trust. Here’s what sets JTA Fire apart and why dozens of HMO landlords rely on us for fire safety: 

  • Expertise & Qualifications: JTA Fire Consultancy is a professional fire risk assessment company with years of experience in the fire safety industry. Our fire risk assessors are highly qualified and certified to national standards – we stay up-to-date with all UK fire regulations. We’re familiar with HMO licensing requirements and the latest fire safety regulations (including the 2022 updates). With credentials and ongoing training, our team ensures that every assessment we conduct is thorough and fully compliant. 

  • Industry Accreditations: We pride ourselves on maintaining industry best practices. All our fire risk assessment reports are PAS 79 compliant, meaning they follow the industry-approved methodology and format. This ensures no aspect of fire safety is missed and that our reports are accepted by councils, fire services, and insurers. (Many “cheap” assessments might be just a one-page checklist – ours are detailed, professional documents that stand up to scrutiny.) We are also members of leading fire safety associations and adhere to their codes of practice (e.g., Institution of Fire Engineers and/or Institute of Fire Safety Managers). Choosing JTA Fire means you’re getting service from accredited professionals. 

  • Local Knowledge: Based in Bedfordshire and serving London and surrounding areas, we know the local HMO landscape and council expectations. We’ve conducted fire risk assessments for HMOs across Bedfordshire, Buckinghamshire, Hertfordshire, Northamptonshire, and London. This local experience means we understand what specific local authorities look for during HMO inspections and we tailor our advice accordingly. Whether your HMO is a suburban 4-bed or a city townhouse with 6 studio beds, we have likely seen similar setups and know how to ensure compliance. 

  • Value-Driven Service: Our goal is to add value to your HMO business. We don’t just hand you a report and disappear – we explain the findings in plain language (no jargon) and prioritize actions that are cost-effective. We help you avoid unnecessary expenses by distinguishing between mandatory fixes and recommendations. By doing so, many of our clients save money by only investing where it truly matters for safety or legal compliance. Additionally, by helping you avoid fines and ensuring smooth license approvals, our service often pays for itself. 

  • Fast & Flexible: We understand that landlords are busy and sometimes need quick turnaround (for example, if you’re up against a licence application deadline or an enforcement notice). JTA Fire offers prompt scheduling – in emergencies we can often arrange an assessment at short notice. After the visit, we deliver the written report swiftly so you can start making improvements right away. We also offer guidance on implementing the action plan; if needed, we can connect you with trusted contractors for things like alarm installation or fire door fitting. 

  • Free Support & Follow-Up: We believe in building long-term relationships with our clients. That’s why we offer a free follow-up consultation after you’ve received your report. Have questions about how to carry out a recommendation? Need clarification on a fire door specification? Just call us – we’re happy to help. We also send reminders for your annual review to make sure you stay on top of compliance each year. 

  • Avoiding the Worst-Case Scenario: Perhaps most importantly, partnering with JTA Fire helps you avoid the nightmare of a fire tragedy or a legal prosecution. Our thorough assessments and guidance significantly reduce the chance of a serious fire in your HMO. But if a fire does occur, having our professional FRA documentation shows you took your responsibilities seriously. This could be critical in investigations – authorities will examine your records, and with JTA Fire’s report in hand, you can demonstrate you did everything reasonably practicable to ensure safety. It’s protection not just for your tenants, but for you as a responsible landlord. 

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In summary, JTA Fire provides expert, reliable, and value-focused fire risk assessment services for HMO owners. We combine technical know-how with a friendly, approachable service. Our aim is to make your life easier by taking the complexity of fire regulations off your shoulders – so you can confidently pass any fire inspection, keep your licence, and above all keep your tenants safe. 

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Ready to Secure Your HMO? Don’t wait for an accident or an inspector’s warning. Book your free consultation with JTA Fire today. We’ll discuss your HMO’s needs, give a transparent quote, and set you on the path to full fire safety compliance. Protect your property, your tenants, and your peace of mind – get in touch with JTA Fire now for a professional HMO fire risk assessment. 

How much is a fire risk assessment for an HMO?

The cost of an HMO fire risk assessment typically ranges from £250 to £500 for most properties. Smaller HMOs (3-4 rooms) tend to be on the lower end (~£250-£350) while larger or more complex HMOs (5+ bedrooms, multiple floors) are on the higher end (~£400-£500). Extremely large or high-risk HMOs could cost more (some advanced assessments in big properties can be £600+). This fee usually includes the site visit and the written report. Always ensure the quote you get is from a qualified assessor and includes the full report documentation. 

Do HMOs need a fire risk assessment?

Yes – absolutely. All HMOs, regardless of size, legally require a fire risk assessment. Under the Regulatory Reform (Fire Safety) Order 2005, any property with multiple occupants who form more than one household must have a “suitable and sufficient” fire risk assessment conducted. This applies even if the HMO is small or unlicensed. Additionally, if your HMO needs a license (e.g. 5 or more occupants), you will typically need to provide a written fire risk assessment to the council as part of the licensing process. Regular reviews of the assessment are also required (we recommend doing it yearly, or whenever there are significant changes). Not having a fire risk assessment for an HMO is a criminal offence and can lead to enforcement action. 

Can I do a fire risk assessment myself as the landlord?

Legally, the “responsible person” (usually the landlord or managing agent) can carry out the fire risk assessment if they are competent to do so. There is no requirement that it must be done by a third-party consultant. However, in practice, most HMO landlords choose to hire a qualified fire safety professional. This is highly recommended unless you have specific training in fire risk assessments. A professional will know the fire safety legislation in detail and what local authorities expect. They are less likely to miss important issues. Remember, the assessment must be “suitable and sufficient” – if you do it yourself and get it wrong, you as the landlord are still liable. Also, councils often prefer to see that a competent person (with proper credentials) has done the FRA. Using a certified assessor like JTA Fire ensures your assessment is thorough and will be accepted without problems. It ultimately gives you more protection and peace of mind

Who pays for the fire risk assessment in an HMO? 

The landlord or HMO owner is responsible for arranging and paying for the fire risk assessment. Fire safety is part of the landlord’s legal obligations in managing an HMO. You cannot pass this cost to the council or expect tenants to organize it – the onus is on the property owner or manager (the “responsible person”) to ensure an FRA is done and kept up to date. In practice, you might factor this into the business costs of running an HMO (just like safety certificates, insurance, etc.). Some landlords include such compliance costs when setting rental prices, but tenants don’t directly pay for a fire risk assessment; it’s a safety measure provided by the landlord. Remember that having a proper FRA is not only a legal duty but also protects your property from fires, which ultimately safeguards your investment. 

Does a 3-bed HMO need fire doors? 

Generally, yes. Even in a smaller 3-bedroom HMO, fire safety regulations will almost always require appropriate fire doors to be fitted. The specific requirements can vary slightly by local council guidance, but typically any doors leading to the main escape route (such as bedroom doors and the kitchen door if the kitchen opens onto the escape route) should be fire-resisting doors (FD30) with self-closing devices. This is because in an HMO, each bedroom is considered a separate household’s private space, and the corridor is the common escape path – so each bedroom door needs to help contain a fire for at least 30 minutes. A 3-bed HMO might not need a full fire alarm panel like bigger HMOs, but it still needs fire doors and smoke alarms as a minimum. The law and HMO fire safety guidance apply to all HMOs, even unlicensed ones, to ensure tenants can safely escape in case of fire. It’s worth consulting your local housing authority or fire safety professional about the exact specs, but as a rule of thumb: if in doubt, install fire doors – they are a critical part of HMO fire protection. 

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For more information or to schedule a fire risk assessment for your HMO, contact JTA Fire. We’re here to help HMO landlords stay safe and compliant with expert advice and services. 

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