For HMO landlords and letting agents
Our HMO fire door replacement in London swaps damaged or unrated doors in shared houses for certified doorsets. We work between tenancies where we can, so rooms are ready for the next move-in.
Replacing doors in shared houses
Doors in shared houses take a beating. A bedroom door may be kicked in after a lost key, drilled for three different locks, or swollen after a leak.
Some of this can be repaired. But once the core of the door is damaged, HMO fire door replacement is the only safe option.
We measure the opening while the room is still let, so the new doorset is ready to go. Fitting is then booked for the day the room is empty.
If a door must be changed while a tenant is living there, we give notice and finish in a day. The room is never left without a lockable door overnight.
Replacing doors in a block, office or family home instead? See how fire door replacement in London works in other buildings.
Not sure a door needs replacing? HMO fire door repairs can often fix closers, seals and small holes for much less.
Repair or replace?
Most tenant damage can be repaired for a fraction of the cost. These signs tell you when it cannot.
What we fit
Each new door is fitted as a complete doorset, not just a new leaf hung in an old frame.
Where the frame is damaged, it is replaced too. A new leaf in a weak frame will not hold back a fire.
Fitted where your licence or fire risk assessment calls for one.
A fire-rated thumb-turn lock lets tenants get out fast without a key.
Intumescent and smoke seals fitted to match the door’s test evidence.
Keep shut signs fitted on both sides where needed.
Measured and set at 2 to 4 mm all round.
How it works
A simple process built around tenancy dates.
Photos of the door, the room and the tenancy end date.
We measure while the room is let and order the doorset.
Old door out, new doorset fitted, sealed and adjusted.
Keys, label photos and a fitting record for your file.
Other buildings
We replace fire doors in these buildings too.
Your records
Councils may ask how you know a new door is a real fire door. These records answer that question.
Signs of a failed door
These are the reasons we most often replace doors in shared houses.
A door kicked in after a lost key or a dispute. The frame often splits as well.
Old locks, bolts and chains removed over the years leave holes everywhere.
A cheap interior door fitted by a past owner. It looks the same but offers little protection.
Kitchen doors with ordinary glass panels.
Water damage from a bathroom or roof leak can warp the door so it no longer fits.
Doors trimmed to clear new flooring.
Pricing
Prices are per doorset, supplied and fitted. A new leaf in a sound frame costs less.
| Work | Guide price |
|---|---|
| FD30 internal doorset, supplied and fitted | £550–£950per door |
| Fire door leaf into a sound, matched frame | £350–£650per door |
| Overhead closer replaced | £120–£250per door |
| Old door removed and disposed of | £30–£60per door |
Guide prices updated October 2026. Your fixed quote follows a visit or survey.
Kicked-in door and split frame, replaced as a full doorset.
£550–£950
Three FD30 doorsets fitted between tenancies.
£1,650–£2,850
A sound frame means just the leaf can be swapped, which costs less.
Thumb-turn and keyed locks vary in price.
Glazed kitchen doors cost more.
Booking ahead of a tenancy gap avoids rush costs.
Areas covered
We replace HMO fire doors in every London borough.
Student houses near universities tend to need doors swapped over the summer. Professional house shares change tenants all year round.
If you have several HMOs, we can line up replacements to match each tenancy gap.
Central London
North London
East London
South London
West London
More for HMOs
These services work around new doors in a shared house.
Fix tenant damage that has not reached the core of the door.
View serviceFind out which doors fail before the council does.
View serviceKeep new doors closing between tenancies.
View serviceFit every door in a new HMO conversion.
View serviceFAQ
What HMO landlords and agents ask about swapping fire doors.
A supplied and fitted FD30 doorset usually costs £550–£950, before VAT. If the frame is sound, a new matched leaf costs around £350–£650. Locks, glass and closers can add to the price, and removing the old door is included. Replacing several doors on the same visit usually brings the cost per door down.
Often, yes. Loose closers, torn seals and a single small hole can usually be repaired. But if the door is split, kicked in or drilled for many locks, the core is damaged and the door should be replaced. Repairs cost far less than new doors, so we always check first.
If the tenant caused the damage, you may be able to claim from their deposit, in line with the tenancy agreement. Photos at check-in and check-out help. The door still needs fixing straight away, whoever pays. Keep records of the damage and the cost, in case the claim is disputed.
In most HMOs, yes. Bedroom doors onto the shared escape route are usually expected to be fire doors, often with closers. The exact rules depend on the size of the house and your council’s licence conditions. If you are not sure, a survey or inspection will tell you which doors the council is likely to expect.
Yes. We give the tenant notice and fit the new door in a day. The tenant is never left without a lockable door overnight. Where we can, we wait for the room to be empty, as that is easier for everyone.
A fire-rated lock with a thumb-turn on the inside is usual. It lets the tenant lock the door but get out quickly without a key. Ordinary bolts and hasps should not be fitted to fire doors. The lock must also suit the door’s test evidence, so we fit models that are approved for it.
If the frame is sound and matches the new door’s test evidence, yes. That costs less. If the frame is split, loose or unknown, we replace it too, because a new door in a weak frame will not hold back a fire.
Most single doors are swapped in under a day. If the door must be made to size, allow a week or two for delivery first. We measure early so the door is ready when the room is free. If several doors are being replaced, we can usually do them all in one or two days.
You get photos of each new door with its label, the door’s rating and maker, and a fitting record. These show the council the door is a real fire door, fitted properly. We can also supply the maker’s paperwork if the council asks for more detail. Keep copies with your licence file and fire risk assessment.
It is a good idea to have all the doors in the house inspected regularly. A new door should pass easily, but an inspection may find other doors that need work before the next council visit. Many landlords book an inspection every six months, so problems are found early.
Next step
Send photos of the damaged doors and your tenancy dates. We will measure the doors and send a fixed price.
