Servicing for shared houses
Our HMO fire door maintenance in London keeps bedroom, kitchen and stair doors closing between tenancies. We fix tenant wear and tear before it turns into a failed check or a council warning.
Servicing shared houses
Shared houses are hard on doors. Tenants come and go, furniture gets carried through, and closers get taken off because doors feel heavy.
HMO fire door maintenance catches this damage early. Most faults are small and cheap to fix if they are found quickly.
The gap between tenancies is ideal. The room is empty, so we can work on the door without disturbing anyone.
We also suggest a visit a few months before your licence is due for renewal. That way the doors are in good order when the council looks.
Got other buildings in your portfolio? Our fire door maintenance in London keeps doors closing and sealing in any property.
If you need a formal pass or fail report, book HMO fire door inspections alongside your servicing visits.
What we fix
Every visit follows the same list, so nothing gets missed from one tenancy to the next.
Closers put back on and set so doors shut without being too heavy.
Torn, painted or picked-out strips swapped for new ones.
Holes from tenant locks repaired with fire-rated parts.
Loose screws refitted so doors stop dropping.
Doors adjusted so gaps stay within 2 to 4 mm.
Missing keep shut signs put back on kitchen and stair doors.
How it works
Tell us when a room is coming free, and we fit the visit around it.
When tenants move out and when the licence is due.
Empty rooms first, occupied rooms with notice.
Closers, seals, hinges and locks put right.
A record of every door, ready for the council.
Other buildings
Shared houses are just one part of what we service.
Your records
Each visit ends with a short, dated log. Over time it builds a clear history for every door in the house.
Signs to watch for
Tenants are often the first to notice. Ask them to tell you if they see any of these.
The door stops short and has to be pushed closed.
Wedges, shoes or bins holding doors open.
Fittings added by tenants without asking.
Doors that scrape the floor or frame.
Gaps in the strip around the door edge.
Holes where a closer used to be.
How often
Most shared houses need two service visits a year, plus a quick check whenever a room changes hands.
Every 6 months
A full service of every door in the house.
PlanOur usual HMO visit
Between tenancies
A quick check and reset of the empty room.
Good practiceCatch damage early
Before renewal
A full inspection so records are up to date.
LicensingCouncil licence conditions
Pricing
Most HMOs are covered by the minimum visit fee. Parts are added at a set rate.
| Work | Guide price |
|---|---|
| Minimum service visit | £250–£450per visit |
| Service visit (adjust and small fixes) | £15–£35per door, per visit |
| Overhead closer replaced | £120–£250per door |
| Intumescent and smoke seals renewed | £60–£140per door |
| Fire-rated repair to a hole or old lock cut-out | £80–£200per repair |
Guide prices updated October 2026. Your fixed quote follows a visit or survey.
Two service visits, small fixes made on the day.
£500–£900
Closer refitted and new seals on one bedroom door.
£180–£390
More rooms means more doors to service.
Lock holes and broken closers add parts.
Visits between tenancies are quicker.
Houses close together can share a visit.
Areas covered
We service shared houses in every borough, from student lets to professional house shares.
Student areas see lots of moves in the summer, so we plan more visits then. Professional shares change hands all year round.
If you own several houses, we can group them by area. That keeps travel short and lowers the price per house.
Central London
North London
East London
South London
West London
More HMO services
These services work alongside regular servicing in a shared house.
A formal pass or fail report for the council.
View serviceBigger repairs that a service visit cannot cover.
View serviceSwap doors tenants have damaged beyond repair.
View serviceFire doors for a new HMO or a conversion.
View serviceFAQ
What landlords and letting agents ask us about servicing shared houses.
Most shared houses need a full service twice a year. It also helps to check each room between tenancies, because that is when damage is most likely to be found. Larger HMOs with heavy use may need visits every three months. We suggest a plan after seeing the house. If your licence conditions name a check interval, follow that as a minimum.
We adjust closers, tighten hinges, replace worn or painted seals, ease latches and refit missing signs. We also repair small holes left by tenant locks with fire-rated parts. Every visit ends with a log showing what was done and anything that needs a bigger repair. We bring common parts with us, so most jobs are finished on the first visit.
Most houses are covered by the minimum visit fee of £250–£450, before VAT. Larger HMOs are priced at £15–£35 per door, per visit. Parts such as new closers or seals are added at a set rate, and you approve bigger jobs first. If you have several houses close together, we can service them on the same day to keep costs down.
That depends on your tenancy agreement. Many landlords recover the cost of deliberate damage, such as removed closers or added locks, from the deposit. Our photos and log give you clear evidence of what was damaged and when. Taking photos at check-in and check-out also helps. It shows the state of each door when the tenant moved in and when they left.
No. Removing a closer stops the door working in a fire and can breach your licence conditions. If tenants complain that doors are too heavy, the closer can usually be adjusted so it is easier to open but still shuts the door. Explain to tenants why the closers are there. Most are happy to leave them once they know it protects them while they sleep.
Yes. Licence holders must keep fire safety measures in good working order. A dated servicing log shows the council that you check and maintain the doors, not just inspect them once. Keep each log with your licence paperwork, so you can show it quickly if a housing officer visits.
Yes. We give tenants notice and knock before entering any room. Most doors take only a few minutes each, so disruption is small. Empty rooms between tenancies are still the easiest time. If a tenant is away, a key holder or your agent can let us in. We never enter a room without notice.
We note it in the log with photos and a price. Some doors can be repaired. Others, such as doors that are split or warped, may need replacing with a new FD30 doorset. If the door is on the escape route, we will flag it as urgent. You can then book a repair or new door before the next council visit.
Inspections tell you what is wrong. Maintenance fixes it and keeps it from coming back. Many landlords book a yearly inspection and two service visits, which keeps both the doors and the paperwork in good order. Doing both on the same day saves a visit and keeps the records in one place.
Ask tenants to tell you straight away if a fire door stops closing, if a closer comes off, or if a door is damaged. Quick reports mean small faults are fixed before they put anyone at risk, and before the council spots them on a visit.
Next step
Tell us about the house and when rooms are changing hands. We will plan visits around them.
