For HMO landlords and agents
Our HMO fire door inspections in London check every bedroom, kitchen and stair door in a shared house. You get a door-by-door report that is ready to show the council.
Fire doors in HMOs
In a shared house, several people sleep behind separate doors. If a fire starts in one room, the doors are what stop it reaching everyone else.
That is why an HMO fire door inspection looks at more than the front door. It checks each bedroom, the kitchen and the doors that protect the stairs.
Most London councils want 30-minute fire doors on bedrooms, kitchens and the stair. Many also want self-closers and smoke seals.
When a licence is granted or renewed, officers often ask for proof that those doors work. A clear report makes that easy.
Have other kinds of property in your portfolio? Our fire door inspections in London give every building the same door-by-door check.
If doors fail, the same team can carry out HMO fire door repairs so you can close out the report quickly.
What we look at
Shared houses wear doors out fast. These are the points we check on every door in the house.
Each room door checked for damage, gaps and a working latch.
Doors that the council expects to self-close must shut on their own.
Strips that tenants have painted or picked out are noted.
Extra locks fitted by tenants must not weaken the door.
The doors that protect the escape route get extra care.
Keep shut signs where needed, and proof of each rating.
How it works
We keep the visit short and respectful. Tenants are told what to expect.
Number of rooms, floors and any licence dates.
You or we let tenants know the date and time.
Each room door is checked and photographed.
A room-by-room report, usually within days.
Other building types
Manage more than shared houses? We inspect fire doors in every kind of building.
Shared houses, flats and shops on one plan. Tell us what you manage.
Ask for a quoteYour HMO report
The report follows the layout of the house, so you and the council can find each door fast.
Common HMO faults
Shared houses have their own set of problems. Most are cheap to fix once you know about them.
Tenants fit their own locks, leaving holes that weaken the door.
Closers are removed because doors feel heavy.
Kitchen doors are propped open for air or to carry food.
Strips are picked out or painted over between tenancies.
Steamy bathrooms and kitchens make doors swell and stick.
Doors taken off and stored to make a room feel bigger.
Pricing
Most shared houses fall under the minimum visit fee. Larger HMOs are priced per door.
| Work | Guide price |
|---|---|
| Minimum inspection visit | £300–£600per visit |
| Fire door inspection (under 50 doors) | £35–£65per door |
| Overhead closer replaced | £120–£250per door |
| Intumescent and smoke seals renewed | £60–£140per door |
Guide prices updated October 2026. Your fixed quote follows a visit or survey.
Bedrooms, kitchen, stair and front door checked in one visit.
£300–£600
Both houses checked on the same day to save a second visit.
£630–£1,170
More bedrooms means more doors to check.
Taller houses have more stair and landing doors.
Houses close together can share one visit.
Urgent visits before a council date are prioritised.
Areas covered
We inspect shared houses in every London borough, from student lets to professional house shares.
Many boroughs run extra licensing schemes for smaller HMOs, each with its own rules. We know what officers tend to look for.
Landlords with houses in several boroughs can book them all on one plan, with one report format throughout.
Central London
North London
East London
South London
West London
More HMO services
After the inspection, these services help you keep the house safe and licensed.
Fix the faults on your report between tenancies.
View serviceShort visits to keep shared doors closing.
View serviceNew doors where tenant damage is too great.
View serviceKeep licensing records in one place.
View serviceYes, in most cases. London councils usually expect 30-minute fire doors on bedrooms, kitchens and the stair in a shared house. The exact rules depend on the size and layout of the house, and on the council’s licensing conditions. Smaller shared houses may have lighter rules, but most HMOs with three or more tenants need fire doors along the escape route. If you are not sure, check your licence conditions or ask the council’s private housing team.
There is no fixed date in law for most HMOs, but many councils expect regular checks. Every 6 to 12 months suits most shared houses, with quick checks between tenancies when doors are most likely to be damaged. Keep each report on file, so you can show a clear history of checks if the council or an insurer asks.
Most shared houses cost £300–£600 for a full visit, before VAT. Larger HMOs are priced at £35–£65 per door. You get a fixed price before we book. The visit includes a photo of every door and a written report. If you own several houses in the same area, booking them on one day usually lowers the price per house.
Often, yes, but it depends on the house and the council. Many councils ask for closers on bedroom and kitchen doors in larger HMOs. Your fire risk assessment or licence conditions will say which doors need them. Closers must be set so doors shut fully but are not too heavy to open. Heavy doors tend to get wedged open, which defeats the point. We note how each closer is set in the report.
Only with your approval, and only with fire-rated locks fitted correctly. Extra bolts and cheap locks leave holes that weaken the door. We note any changes like this in the report. If a tenant wants more security, a fire-rated lock that suits the door is the safe answer. We can suggest options that keep both the tenant and the door safe.
Yes. Councils often ask how fire doors are checked and kept. A dated report with photos of every door is strong evidence that you are meeting your duties as a licence holder. Some councils also check records between renewals. A yearly report on file makes those visits quicker and far less stressful.
No, but we need access to every room. Tenants are given notice, and you or an agent can let us in. We knock before entering any room and keep visits short. If a room is locked and the tenant is away, we can come back another day or work with your agent. Any door we could not reach is listed in the report.
Most HMO doors need to be FD30, which means they resist fire for 30 minutes. Doors onto a protected stair often need smoke seals too, shown as FD30S. Larger HMOs, or doors to risky rooms such as a boiler cupboard, may need more. Your fire risk assessment and licence conditions set the rating for each door. See our guide to HMO fire door requirements for a room-by-room list.
In most HMOs, yes. Kitchens are where most house fires start, so the kitchen door is one of the most important fire doors in the building. It should close on its own and must never be wedged open, even while someone is cooking. We check it closely on every visit.
The landlord or licence holder, along with any managing agent. HMO management rules say shared parts must be kept safe, and the Fire Safety Order covers common areas. Tenants must not damage or remove fire doors, but the duty to check and fix them stays with the landlord.
Next step
Tell us about the house. We will give you a fixed price and a date that suits your tenants.
