Edinburgh & the Lothians · EH48

Intumescent & Smoke Seal Replacement in Bathgate

Intumescent & Smoke Seal Replacement in Bathgate, Edinburgh & the Lothians: every door logged, photographed and graded, with a clear price for anything that needs putting right.

In short: intumescent seals are strips set into the edge of a fire door or its frame that expand when heated to close the gap around the door. Smoke seals, usually brush or fin seals, block cold smoke before the intumescent reacts. Both are part of the door's tested performance.

Town: Bathgate
County / area: Edinburgh & the Lothians
Local authority: West Lothian
Postcode district: EH48
Region: Scotland
Population: Around 24,000 people
Fire safety law: Scotland: Fire (Scotland) Act 2005
Nearest town: Livingston (8 km)

Fire doors in Bathgate's buildings

Landlords in Bathgate often have a few HMOs or flats to look after, and a single visit can cover all of them. Bathgate jobs start with a short call to agree access, followed by a fixed price in writing.

Included as standard in Bathgate

Threshold or drop-down seals where smoke control is required
Old seals removed cleanly from the groove
Seals on hanging, closing and head edges, and meeting stiles on pairs
Gap readings checked so new seals can work
Survey of the seal type, size and position for each door

Type	Intumescent only or combined with a smoke seal, to suit the door's rating.
Continuity	No breaks, overlaps or missing lengths.
Size	Width and position match the door's evidence and gap.

Full details on our intumescent & smoke seal replacement page.

Why book with us in Bathgate?

Records you can use

PDF and spreadsheet records for every Bathgate building, ready for your fire risk assessor.

One contact

One point of contact for inspections, repairs and replacements across Bathgate and Edinburgh & the Lothians.

Priced door by door

Every failed item in Bathgate is priced separately, so you approve exactly what you want done.

Fire door law for Bathgate buildings

Fire doors in Bathgate sit under Scotland's own regime, the Fire (Scotland) Act 2005, rather than the English regulation 10 schedule; many factors still run quarterly checks as good practice.

Bathgate guide prices

Guide prices for fire door seal replacements in Bathgate start from £145 per visit; typical rates are £45–£110 per door, ex VAT. Get a guide price for your Bathgate building.

Common questions in Bathgate

Can you price remedial work in Bathgate from another company's report?

Yes. Send the report and we will price each line for your building in Bathgate, or revisit specific doors if the report lacks detail.

Can intumescent strips be painted?

Brush and fin smoke seals should never be painted, because paint stops them working. Some intumescent strips tolerate a light coat, but the safest rule is to mask all seals before decorating and replace any that have been painted.

Which fire safety law applies in Bathgate?

In Scotland, fire safety duties for workplaces, HMOs and other non-domestic premises come from the Fire (Scotland) Act 2005 and the Fire Safety (Scotland) Regulations 2006, with new work designed to the Scottish building standards.

What is the difference between an intumescent strip and a smoke seal?

An intumescent strip expands in heat to seal the gap during a fire. A smoke seal, often a brush or blade, blocks cold smoke at lower temperatures. Smoke control doors, marked with an S such as FD30S, need both.