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HMO Fire Doors

HMO fire doors are the fire-resisting doors fitted to bedrooms, kitchens and other rooms in houses in multiple occupation. Many HMOs — especially three-storey and bedsit-type properties — need FD30 doors with self-closers onto the escape route, and some councils also require smoke seals (FD30S). Low-risk two-storey shared houses may only need solid, close-fitting doors. Licence conditions and the fire risk assessment set the standard.

Guide price £750–£1,100 per door, supplied & fitted, ex VAT. Fixed after survey.

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Hallway of a converted terrace house with white fire doors and self-closers

HMO Fire Doors at a glance

Typical ratingFD30 to rooms off the escape route; FD30S where licence conditions require
ClosersOverhead or concealed self-closers
LocksThumb-turn locking that opens from inside without a key
GuidanceLicence conditions and fire risk assessment; LACORS guidance in England
FinishPaint-grade or pre-finished white
Guide price£750–£1,100 per door, supplied & fitted, ex VAT
Elevation drawing of a hmo fire doors showing frame, intumescent seal line, hinges and hardware

What HMOs usually need

In England, most councils use the LACORS Housing – Fire Safety guidance. It takes a risk-based approach: low-risk two-storey shared houses may only need sound, close-fitting doors, while three-storey houses and bedsit-type HMOs typically need 30-minute fire doors with self-closers onto the escape route. Some councils add smoke seals as a licence condition. The property's layout, its licence conditions and its fire risk assessment set the final specification.

Locks that let tenants out

Bedroom doors in HMOs normally need locks that open from inside without a key — usually a thumb-turn — so a tenant can always escape. The lock must be tested with the fire door. We supply suited or master-keyed options for landlords.

Converting a house to an HMO

If you are converting a house, we can schedule and quote every door from your plans or a survey, so fire doors are ready when your licensing inspection is booked. For existing HMOs with failing doors, we replace them room by room around your tenants.

Where are HMO fire doors used?

  • Licensed HMOs
  • House conversions
  • Student lets
  • Bedsits and shared houses

HMO fire doors questions

Do all HMO doors need to be fire doors?

Usually the doors opening onto the escape route — bedrooms, kitchens, living rooms — but not bathrooms in most layouts. Your licensing conditions and risk assessment set the list.

Can HMO bedroom doors have locks?

Yes, but they must open from inside without a key, typically with a thumb-turn, and be tested with the door.

Do HMO fire doors need intumescent strips and smoke seals?

Fire doors always have intumescent seals. Some councils also require smoke seals in HMOs; your licence conditions will say.

Can I upgrade my existing HMO doors?

Sometimes, if the doors are solid and suitable and a tested upgrade method is used. Often a new doorset is cheaper overall and easier to evidence.

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HMO Fire Doors near you

We supply and fit HMO fire doors across the UK. Choose your area for local guide prices and the rules that apply there.

Get a fixed quote for your fire doors

Free measure survey. Certificate reference against every doorset.

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