If you’re a landlord managing a House in Multiple Occupation (HMO), understanding fire safety laws is not just important it’s legally required. One of the most critical aspects of HMO fire safety is proper fire door installation and compliance. Fire doors are more than just heavy doors; they are life-saving barriers that can contain fires and smoke, giving occupants more time to escape safely. In this guide, we’ll break down everything landlords and property managers need to know about HMO fire door regulations in the UK.
What Are Fire Doors?
Fire doors are specially designed doors that help prevent the spread of fire and smoke between rooms and escape routes. They are made from fire-resistant materials and come fitted with self-closing devices and intumescent strips that expand in high heat to seal gaps.In HMOs, fire doors play a crucial role in compartmentalising the building and protecting escape routes like hallways and staircases.
Why Are Fire Doors Important in HMOs?
In HMOs, multiple tenants live under the same roof but often do not know each other. This makes quick communication difficult during emergencies. Fire doors slow down the spread of fire, giving tenants more time to evacuate safely.
Here’s why fire doors are essential:
- Protect escape routes: Help keep corridors and stairways clear of smoke and fire.
- Buy crucial time: Contain fires for at least 30 to 60 minutes, allowing rescue or escape.
- Legal requirement: Non-compliance can lead to fines or imprisonment.
Legal Requirements for Fire Doors in HMOs
Building Regulations 2010
According to these regulations:
- HMOs must be fitted with FD30 (30-minute fire resistance) fire doors.
- All doors leading from bedrooms, kitchens, and living rooms into the escape route must be fire doors.
- Doors must be self-closing and properly fitted with intumescent strips and cold smoke seals.
Housing Health and Safety Rating System
Under the HHSRS, fire safety is a top priority. Environmental Health Officers (EHOs) may inspect your property and issue improvement notices if fire safety, including fire doors, is found lacking.
The Regulatory Reform (Fire Safety) Order 2005
This law requires landlords to:
- Conduct fire risk assessments regularly.
- Install and maintain fire doors where needed.
- Keep maintenance records for inspections and repairs.
Where Should Fire Doors Be Installed in HMOs?
The specific locations for fire door installation in an HMO depend on the property’s layout, but there are general rules that most properties must follow. Fire doors are typically required on all bedroom doors that open into communal areas, as these are considered high-risk entry points in the event of a fire. Kitchens, especially when they are in a separate room, must also have fire doors due to the increased fire risk associated with cooking appliances. Additionally, fire doors should be installed at the top or bottom of stairwells when they serve to separate different floors, helping to contain fire and smoke within a single level. Communal lounge doors that lead onto escape routes must also be fitted with fire doors to ensure these paths remain safe and usable during an emergency.
Key Features of a Compliant HMO Fire Door
When installing or inspecting fire doors, make sure they meet these criteria:
- FD30 rating (30 minutes fire resistance).
- Self-closing device that shuts the door automatically.
- Intumescent strips around the edges.
- Cold smoke seals to prevent smoke from escaping.
- Fire-rated hinges and handles (usually at least three hinges per door).
- Proper signage, such as “Fire Door – Keep Shut.”
Who Is Responsible for Fire Door Compliance?
As the landlord or property manager, you are legally responsible for ensuring all fire safety features—including fire doors—are up to standard. Even if you use a letting agent or property management company, ultimate responsibility lies with the owner.That said, many landlords prefer to work with HMO specialists to manage this aspect.
Common Mistakes to Avoid
Even when fire doors are installed, many landlords unknowingly break regulations. Here are common issues:
- Wedges under fire doors: This prevents them from closing automatically.
- Missing intumescent strips: Reduces effectiveness in a fire.
- Doors not closing fully: Poor installation or damaged closers.
- Replacing with standard doors: After damage, using normal doors instead of certified fire doors.
Final Thoughts
Fire safety is a non-negotiable responsibility for HMO landlords, and fire doors are a critical component of any compliant system. From choosing the right doors to ensuring regular inspections, your efforts not only meet legal obligations but also protect your tenants’ lives.
Make sure you stay informed, conduct routine checks, and work with professionals if needed. When in doubt, refer to official regulations or reach out to property management experts who specialize in HMO compliance.