Guide · updated 9 October 2026
Fire doors in HMOs
Short answer: HMOs usually need fire doors on bedrooms, kitchens and other rooms opening onto the escape route, typically FD30 with self-closers, as set by the fire risk assessment and local authority guidance. Heavy use means closers, hinges and seals need regular checks.
- Typically FD30 on escape-route doors
- Self-closers usually required
- Licensing may set conditions
- Heavy wear: check often
Which doors in an HMO need to be fire doors?
Usually the doors from bedrooms, kitchens and living rooms onto the escape route, so a fire in one room is kept away from the stairs and hallway. The exact requirement depends on the size and layout of the HMO, the fire risk assessment and the local authority's guidance.
Do HMO fire doors need closers?
In most cases yes, so doors on the escape route close automatically. Closers need setting carefully so that tenants can open the door easily but it still closes and latches every time.
Does HMO licensing affect fire doors?
Licensing conditions and local housing standards often refer to fire doors and the fire risk assessment. Keep inspection and repair records to show the doors are maintained.
What goes wrong in HMOs?
- Closers disconnected by tenants
- Doors wedged open
- Locks changed for non-fire-rated ones
- Damage from forced entry or moving furniture
- Seals painted during void refurbishments
How often should HMO fire doors be checked?
A quick check at every visit and between tenancies, and a full inspection at least annually, is a practical routine for most HMOs.
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Related questions
How long does a fire door inspection take?
Typically 10 to 20 minutes per door, depending on access and how many defects need photographing. A block with 40 communal doors is usually a single day on site.
Do you need to remove the doors?
No. Inspections are non-intrusive. The inspector measures, operates and photographs each door in place and only lifts away removable items such as letter-plate covers where it is safe to do so.
Why won't my fire door close properly?
Common causes are a closer set too weak, a latch out of line with the keep, dropped hinges, a seal binding at the edge, or flooring that has raised the threshold. We find the cause before adjusting the closer.
Can fire doors be held open?
Only with a device designed to release the door automatically when the fire alarm sounds, such as an acoustic or alarm-linked electromagnetic hold-open. Wedges and hooks are not acceptable on fire doors.
Sources checked 9 October 2026: GOV.UK Fire Safety (England) Regulations 2022 fact sheets; BSI and FPA announcements on BS 8214:2026; FDIS published inspection data. This guide is general information, not legal advice.
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