For HMO landlords and agents
Our HMO fire door repair in London fixes the damage tenants leave behind, from missing closers to drilled-out bolts. Every repair keeps the door’s fire rating, and you get photo proof for the council.
Repairing doors in shared houses
In shared houses, tenants often take off closers because doors feel heavy. They fit their own bolts, hang hooks over the top and wedge kitchen doors open.
Each change weakens the door. HMO fire door repairs put that right with fire-rated parts, so the door works as it was tested to.
Using ordinary filler or a cheap closer may look fine, but it will not pass a proper inspection. Councils increasingly ask how repairs were made.
We use fire-rated fillers, closers and seals, and photograph each repair. You can show exactly what was done and when.
Need a door fixed in another type of building? Our fire door repair in London covers flats, offices and more.
If a door is split or drilled too many times to fix, HMO fire door replacement is the safer choice.
What we repair
These are the repairs we make most often in shared houses. Most are done in one visit.
Closers that tenants removed are refitted. Weak ones are replaced and set so the door is easy to open.
Holes from tenant fittings filled with fire-rated material.
Intumescent and smoke seals replaced where they are missing, painted or torn.
Loose screws replaced and worn hinges swapped.
Doors that do not latch are adjusted so the latch catches every time it closes.
Missing keep shut signs refitted.
How it works
Send us your inspection report or a list of faults. We do the rest.
An inspection report, council letter or your own list.
Each repair priced before we visit.
We send notice and arrange access with you.
Repairs made, photographed and written up for your file.
Other buildings
We repair fire doors in these buildings too.
Your proof
Every visit ends with a job sheet. It lists each repair, room by room, with photos before and after.
Mistakes to avoid
Quick fixes by handymen often cause more problems. These are the most common mistakes we find.
Ordinary filler burns away fast, leaving a hole for fire to pass through.
Closers not rated for fire doors.
Painting over seals stops them swelling in a fire, so they cannot seal the gap.
Non-rated hinges that melt in a fire.
Planing a sticking door can leave a gap too wide to seal.
Tenant bolts painted over, not removed.
Pricing
Repairs are priced per job, with a minimum visit fee. Most shared houses need a mix of small fixes.
| Work | Guide price |
|---|---|
| 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 |
| Minimum repair visit | £180–£350per visit |
Guide prices updated October 2026. Your fixed quote follows a visit or survey.
Two closers, seals on three doors and two holes filled.
£580–£1,320
Closer replaced after it was removed.
£180–£350
More repairs in one visit means better value.
Closers and hinges cost more than seals and signs.
Missed rooms may need a second visit.
Very urgent visits may cost more.
Areas covered
We repair fire doors in shared houses in every London borough.
Many of our HMO repairs follow a council licence visit or an inspection. If there is a deadline, tell us and we will plan the visit around it.
For landlords with several houses, we can repair doors across the portfolio on the same day.
Central London
North London
East London
South London
West London
More for HMOs
These services sit around repairs in a shared house.
Find out which doors need work before the council visits.
View serviceRegular servicing so faults do not build up.
View serviceA new door when repairs fall short.
View serviceClear a long list of council actions in one go.
View serviceFAQ
What HMO landlords and agents ask about repairs.
A new closer usually costs £120–£250 per door, and renewing seals costs £60–£140. Filling a lock or bolt hole costs £80–£200. There is a minimum visit fee of £180–£350, so fixing several doors at once is better value. You get a fixed price for each repair before we visit.
They should not. Closers keep fire doors shut, which protects everyone in the house. If tenants find a door too heavy, the closer can be adjusted or swapped for an easier one. We refit or replace removed closers as part of our repairs.
Small holes, such as those from bolts or hooks, can be filled with fire-rated filler or plugs. Large holes, or many holes close together, may mean the door needs replacing. We check each one and tell you which applies. The filler must suit the door, so we use products that match its test evidence.
You can, but they must use fire-rated parts and follow the door maker’s rules. Many handymen use ordinary filler and closers, which can fail an inspection. Using a specialist gives you proof the work was done properly. A specialist also knows which repairs are not worth doing, saving you money on doors that need replacing.
We aim to visit within a few working days. If a door on the escape route is badly damaged, tell us and we will treat it as urgent. Most houses are fixed in a single visit. If the council has set a deadline, we plan the visit to meet it.
We use fire-rated parts and photograph every repair. Your job sheet shows what was done, with which parts, and when. This is the kind of proof councils look for during licence visits. We can also explain each repair to the housing officer if they have questions. Keep the job sheets with your licence file.
Yes. We can send notice to tenants on your behalf and arrange times that suit them. If a tenant is not in, we note it on the job sheet and agree a new date with you. Tenants are told what we will do and how long it will take.
We tell you why, with photos, and give you a price for a new door. Doors that are split, kicked in or full of holes usually need replacing. We can usually fit a new door within a few weeks, sooner if it is urgent. Meanwhile, we make the old door as safe as possible.
If a tenant caused the damage, you may be able to claim from their deposit, in line with the tenancy agreement. Our before and after photos can support your claim. Check-in and check-out photos also help prove when the damage was done. The door should still be fixed straight away, whoever pays.
Explain to tenants why the doors matter. Choose closers that are easy to open, and fit rated thumb-turn locks so tenants do not add their own. Regular servicing also catches small faults early. Some landlords also add a clause about fire doors to their tenancy agreement.
Next step
Send us your report or a list of faults. We will price each repair and arrange access with your tenants.
