Act on your HMO fire risk assessment
Our HMO fire door risk assessment in London looks at every door your fire risk assessment flags in a shared house. We rank each fault, so you know exactly what to fix first and what it will cost.
Fire door risk in HMOs
An HMO has many bedrooms off one shared hall and stair. A fire in one room or the kitchen can spread fast if the doors do not hold.
An HMO fire door risk assessment looks at each flagged door and asks how likely it is to fail, and who would be hurt if it did.
Fire risk assessments often end with a list like “upgrade doors” or “fit closers”. That leaves landlords unsure where to start.
We turn that list into a ranked plan. The kitchen and stair doors usually come first, because they protect the way out.
Own other kinds of property as well? A fire door risk assessment in London can rank door actions in any building.
Once you know the risks, our team can carry out HMO fire door repairs or fit new doors.
How urgent?
Where a door sits in the house matters as much as what is wrong with it.
What we weigh up
The same fault can be urgent on one door and minor on another. These are the things we weigh up.
Kitchen and stair doors protect the escape route.
Bedrooms next to the kitchen raise the risk.
Doors that will not self-close rank higher.
Added locks and removed closers are assessed.
How much smoke could pass around the door.
Doors with no label or paperwork.
How it works
Send us your fire risk assessment and any licence conditions. We take it from there.
Plus any licence conditions or council letters.
Each flagged door checked, with tenants given notice.
Every fault rated by risk and location.
A priced plan, most urgent first.
Other buildings
We assess fire door risk in these buildings too.
Your action plan
The report answers one question: what should you fix first in this house?
Common findings
These are the issues that most often push an HMO door into the high-risk group.
Tenants prop it open while cooking.
Taken off because doors felt heavy.
Holes that weaken the door.
Taken off to open up a hallway.
No label or paperwork to prove the rating.
Strips picked out or painted over.
Pricing
Most shared houses are covered by the minimum fee. The fixes are priced separately.
| Work | Guide price |
|---|---|
| Minimum risk assessment fee | £350–£650per building |
| Fire door risk assessment | £30–£70per door assessed |
| Overhead closer replaced | £120–£250per door |
| FD30 internal doorset, supplied and fitted | £550–£950per door |
Guide prices updated October 2026. Your fixed quote follows a visit or survey.
Bedrooms, kitchen and stair doors named in the FRA.
£350–£650
Both houses assessed on the same day.
£450–£1,050
Fewer doors means a shorter visit.
Nearby houses can share a visit.
Urgent visits are prioritised.
A ranked plan or a full schedule.
Areas covered
We assess HMO fire doors in every London borough.
Councils across London are stepping up HMO checks. Many landlords come to us after a visit from a housing officer.
If you have a deadline from the council, tell us. We will plan the visit and report around it.
Central London
North London
East London
South London
West London
Next steps
When the plan is agreed, these services carry it out.
FAQ
What HMO landlords ask when their fire risk assessment flags the doors.
Yes. The Fire Safety Order 2005 covers the shared parts of an HMO, and the landlord must carry out a fire risk assessment. It should cover the doors, the alarms, the escape route and anything else that affects fire safety in the house. The assessment should be reviewed regularly and whenever something changes, such as a new layout or new tenants.
It is a closer look at the fire doors your fire risk assessment has flagged. We check each one, rate the risk and price the fix. It turns a vague note like “upgrade fire doors” into a clear plan. It helps you spend money where it matters most, instead of replacing doors that only need small repairs.
Most shared houses are covered by the minimum fee of £350–£650, before VAT. Larger HMOs are priced at £30–£70 per door assessed. The repairs or new doors are priced separately. Assessing several houses on the same day can lower the price per house.
Usually the kitchen door and any doors protecting the stair. Kitchens are where most house fires start, and the stair is the only way out for everyone. Faults on these doors should be fixed first. Bedroom doors next to the kitchen can also rank high, because people sleep close to where fires often start.
High-risk faults, such as a kitchen door that will not close, should be fixed within days. Medium risks can be planned over weeks. If the council has set a deadline, plan the work to meet it. Keep a record of when each fault was fixed, as the council may ask to see it.
LACORS is a national guide that many councils use to judge fire safety in HMOs. It suggests which doors should be fire doors and when closers are needed, based on the size and layout of the house. Your council may have its own standards too, so check your licence conditions.
No. We focus on the doors. We work alongside your fire risk assessor and give them the detail they need to close out the door findings. If you do not have one yet, you will need a fire risk assessment first.
Yes. Once you approve the plan, our team can carry out the repairs or fit new doors. Doing both with one team keeps things simple and quick. Using one team also means the repairs match exactly what the assessment found.
Yes. A ranked plan, followed by records of the work done, shows the council you have acted on the fire risk assessment. Keep both in your licence file. It also helps when the licence comes up for renewal.
The council can take action, including enforcement notices and fines, and in serious cases your licence may be at risk. More importantly, unfixed doors put your tenants in danger. Acting on the findings protects both.
Next step
Share your HMO fire risk assessment with us. We will tell you what to fix first, and what it will cost.
