If your property is a House in Multiple Occupation (HMO), it is likely to require fire doors as part of the fire precautions needed to provide a safe means of escape, and this can include having fire doors.
Exactly what is required will depend on the type, size, layout and risk profile of the HMO, as well as any conditions imposed by the local authority.
But what are the specifics, and are fire doors ever required in standard rentals?
Fire door regulations for HMOs
Fire doors are a nationwide legal requirement for HMOs:
- Where a protected escape route is required, doors opening onto it from higher-risk rooms will normally need to provide the appropriate level of fire resistance.
- In most multi-occupancy properties, fire doors should be fitted with an approved self-closing device, although there can be exceptions in lower-risk shared houses.
- It's advised that fire doors are fitted to rooms where there’s a high risk of fire starting, such as the kitchen
- Any door on an escape route that locks – usually the front and back doors – should have a ‘thumb-turn’ lock on the inside that enables it to be opened without a key.
Fire doors in single-let properties
In a typical single-let house occupied by one household of up to four storeys, fire doors are not normally required. However, they may be required where there are particular fire risks, and higher buildings can require a protected escape route and fire doors.
A landlord can choose to improve fire protection beyond the minimum requirements, such as a fire door for the kitchen, but it is sensible to take advice from a competent fire-safety professional before installing additional fire doors.
What type of fire door do I need?
A fire door or doorset must provide the required level of fire resistance. Common ratings include FD30 and FD60, providing 30 and 60 minutes' fire resistance, respectively.
Most timber fire doors will need intumescent seals fitted around the edges. These expand when exposed to the heat of a fire, helping to seal the gaps between the door and frame and slow the spread of fire and smoke. The type and position of the seals should follow the fire door manufacturer’s instructions.
Importantly, make sure the door frame is manufactured to the same standard as the fire door and ideally as part of a set. Otherwise, the frame could burn away more quickly and let the fire spread, regardless of the quality of the door itself.
How much do fire doors cost?
As a rough price guide, you should expect to pay* (incl. VAT):
- Single plain unpainted door with intumescent seals – £216
- Basic FD30 fire door set (plain unpainted door, intumescent seals, frame, hinges, pull handle and overhead closer) - £500
- Painted FD30 fire door set (door with 4 moulded panels, painted door and frame, intumescent seals, hinges, pull handle and overhead closer) – £1,015
How long do fire doors last?
As long as the doors don’t get damaged, they can last up to 20 years. But what's more important is that they are regularly checked and maintained and repaired or replaced if damage or deterioration means they may no longer perform as intended.
Can fire doors be held open?
Fire doors must be shut if a fire breaks out, which is why they have closers fitted. However, if you’ve got high-traffic areas where it might not be convenient to have the door constantly shut – e.g., kitchen or living room – approved automatic hold-open devices can sometimes be fitted, but they must be suitable for the particular door and fire-alarm system and should only be installed following an appropriate fire-risk assessment.
These are units that fit to the wall and hold the door open with a magnet. Then, if the fire alarm system is triggered, they automatically release, and the closer shuts the door. A decent closer will cost around £120 (screwfix.com).
If your property has fire doors fitted, it’s vital you make it very clear to your tenants that they must not:
- Prop fire doors open - with a chair or a wedge, for example
- Remove the automatic closer
- Disable any retainer that has been fitted.
Failure to comply with fire-safety requirements could affect an HMO licence and may also affect an insurance claim, depending on the terms and conditions of the policy.
In England landlords must:
- Have at least one working smoke alarm on each storey of the property where there is a room used as living accommodation.
- Have a carbon monoxide alarm in any room used as living accommodation that contains a fixed combustion appliance, such as a gas or oil boiler, coal fire or wood-burning stove. Gas cookers are excluded from this requirement.
- Make sure the required alarms are working at the start of a new tenancy.
- Repair or replace a smoke or carbon monoxide alarm once they have been told it is faulty and the fault has been found.
The regulations don’t specify exactly where alarms should be fitted, so landlords should follow the manufacturer’s instructions. Government guidance suggests smoke alarms are generally fitted to the ceiling in a circulation space, such as a hall or landing.
HMOs may need additional fire detection and alarm systems depending on the type, size, layout and fire risk of the property, so landlords should check the requirements with their local authority.
In Scotland landlords must:
- One smoke alarm in the living room or room most commonly used during the daytime
- One smoke alarm in every hallway or landing on each floor – or main circulation space
- A heat alarm in the kitchen
- Alarms must be ceiling mounted, mains powered (or long-life lithium battery) and interlinked
- A carbon monoxide alarm in all rooms with a solid fuel-burning appliance
- New tenants must be advised of the expiry dates of the alarms before the tenancy begins.
Full fire safety information is available on the Scottish Government website.
It can be daunting to try and meet all the letting rules and regulations – there are over 168 of them! So if you are worried at all, do contact your local Your Move letting agents and we will be happy to help advise. If we are fully managing your property, the type of work described in this article will be recommended if required and organised with competent people who will make sure your property meets the legal and safety requirements.
If you have specific questions about fire doors or other aspects of fire safety, you can also contact your local authority or fire and rescue service for guidance or seek advice from a competent fire-safety professional.
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FAQs
Are fire doors required in HMOs?
They can be, depending on the HMO’s layout, size and fire risk.
Are fire doors required in rental properties?
Not usually in standard single-let homes, but specific risks may require them.
What is an FD30 fire door?
An FD30 fire door provides around 30 minutes of fire resistance.
Do fire doors need intumescent seals?
Yes, most timber fire doors require intumescent seals to help prevent fire and smoke spreading.
Can fire doors be left open?
Only with an approved automatic hold-open device that releases during a fire.
Can tenants prop fire doors open?
No. Fire doors should never be propped open or have their closers disabled.
How much does a fire door cost?
Prices vary, but a basic FD30 fire door set costs around £500.
How long do fire doors last?
They can last up to 20 years if properly maintained and undamaged.
Do landlords need smoke alarms?
Yes. Landlords must meet the relevant smoke and carbon monoxide alarm requirements.
Do HMOs need extra fire alarms?
They may do, depending on the property's size, layout and fire risk.
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