North Yorkshire · TS1

Intumescent & Smoke Seal Replacement in Middlesbrough

Middlesbrough landlords, managing agents and facilities teams can book fire door seal replacements with straightforward reports and fixed prices.

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. We use the same method for buildings in Middlesbrough.

Town: Middlesbrough
County / area: North Yorkshire
Local authority: Middlesbrough
Postcode district: TS1
Region: North East England
Population: Around 140,000 people
Fire safety law: England: Fire Safety Order 2005 + regulation 10 above 11 m
Nearest town: Billingham (4 km)

Typical buildings in Middlesbrough

With a large student population, Middlesbrough has plenty of HMOs and halls, where wedged doors and disconnected closers are common problems. Where a Middlesbrough building has had a recent fire risk assessment, send it over and we will price against its actions.

What happens on site in Middlesbrough?

Gap readings checked so new seals can work
Seals on hanging, closing and head edges, and meeting stiles on pairs
Survey of the seal type, size and position for each door
Threshold or drop-down seals where smoke control is required
Intumescent-only or combined intumescent and smoke seals as required

Size	Width and position match the door's evidence and gap.
Paint	Smoke seals free of paint so they can work.
Continuity	No breaks, overlaps or missing lengths.

Full details on our intumescent & smoke seal replacement page.

How we work in Middlesbrough

Same report everywhere

Whether your building is in Middlesbrough or across the country, the report format, defect grading and pricing are the same.

Priced door by door

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

Records you can use

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

Fire door law for Middlesbrough buildings

As Middlesbrough is in England, responsible persons must maintain fire doors under the Fire Safety Order 2005, give residents fire door information in buildings with two or more flats, and run regulation 10 checks where a storey is over 11 metres.

Prices in Middlesbrough

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

Common questions in Middlesbrough

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

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

Does regulation 10 apply to buildings in Middlesbrough?

Yes, if the building is a multi-occupied residential building with storeys over 11 metres. Middlesbrough is in England, so the quarterly communal door checks and annual flat entrance door checks apply to those buildings.

Can I just stick new seals over the old ones?

No. Seals should be fitted into the groove after the old seal is removed, in the size and type the door was tested with.

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.