Inspections arranged
Door-by-door inspections arranged through our specialist inspection contractor.
Shared housing
HMO Fire Doors
Parsec Fire Doors inspects, repairs and replaces fire doors in HMOs across Derbyshire, Nottinghamshire and surrounding areas. We work with landlords, letting agents and managing agents on bedroom, kitchen and escape route doors in occupied shared housing.
Fire Doors in HMOs
In a house in multiple occupation, people sleep in separate rooms and usually share a single hallway and staircase to get out. Fire doors on bedrooms, kitchens and the rooms opening onto that route are there to hold back fire and smoke long enough for everyone to use it, which is why their condition matters more here than in a single household dwelling.
What is actually required on each door depends on the property: its layout and number of storeys, the findings of the fire risk assessment, any HMO licensing conditions attached to the property and the guidance applied locally. We work to the requirement identified for your premises rather than applying a single blanket specification to every HMO.
HMO Fire Door Services
We cover the full range of fire door work in shared housing, from assessing what is already installed through to fitting replacement doorsets where they are needed.
Remedial repairs
Correcting gaps, seals, ironmongery and closing faults where repairable.
Replacement doorsets
FD30 and FD30S doorsets supplied and fitted where the specification requires it.
Bedroom doors
Letting room doors assessed, repaired or replaced to the required specification.
Kitchen doors
Kitchen doorsets addressed where they affect the protected route.
Communal and escape route doors
Hallway, landing, stairwell and final exit route doors.
Frames and linings
Replacement or re-fixing where the existing frame is unsuitable.
Intumescent and smoke seals
Renewal of perimeter seals to suit the doorset specification.
Fire-rated hinges
Correct number, grade and fixing of hinges on each doorset.
Self-closing devices
Closers supplied, replaced and adjusted so doors close and latch.
Locks, latches and ironmongery
Compatible ironmongery so the door operates and latches correctly.
Glazing and vision panels
Fire-rated glazing and beads where vision panels form part of the doorset.
Thresholds and drop seals
Threshold arrangements and drop seals addressed where applicable.
Final checks and documentation
Closing and latching verified, with records issued as appropriate.
Getting an HMO up to standard?
Send the licensing or FRA action list and we will price the door work you need.
- · Property type and site postcode
- · Approximate number of doors
- · Any inspection report or FRA action list
- · Photographs of the doors in question
Already have a fire door inspection report or FRA action list? Attach it securely to the enquiry form and we will price the remedial or replacement work door by door.
Common HMO Fire Door Defects
Shared housing sees heavy daily use and frequent tenant changeover, so these are the issues we record most often.
- Excessive or uneven perimeter gaps
- Missing, damaged or painted-over seals
- Closers removed, disconnected or poorly adjusted
- Doors that do not close fully or latch
- Unsuitable hinges or non-fire-rated ironmongery
- Damage to the door leaf or frame
- Excessive undercut at the threshold
- Unauthorised alterations and additional cut-outs
- Non-compliant glazing, beads or vision panels
- Loose, split or poorly fixed frames
- No available evidence of the door's specification
Closers are a particular issue in HMOs: residents often wedge doors open or disconnect the device because it is heavy or noisy. Correct adjustment usually solves the underlying complaint and keeps the door working as intended.
Bedroom Fire Doors
Letting room doors open directly onto the shared escape route, so in many HMOs they form part of the protected route strategy and are specified as fire doors with appropriate seals, hinges and closing arrangements. The exact specification is not identical in every property — it follows the fire strategy, the fire risk assessment and any licensing conditions that apply. We confirm what is required for each room before recommending works.
Kitchen Fire Doors
Kitchens carry a higher ignition risk than other rooms, so where a shared kitchen opens onto or near the escape route the door is commonly specified as a fire door to separate that risk from the route out. Whether fire separation is required at a given opening depends on the property design and the assessment carried out for the building, so we assess it in context rather than applying a fixed rule.
Can Existing HMO Fire Doors Be Repaired?
Frequently, yes. A door recording defects is not automatically beyond use. Whether it can be repaired or upgraded depends on what is known about its construction, any certification or evidence available, the extent and location of the damage, the condition of the frame and whether compatible replacement components can be fitted.
Across a whole HMO this usually means a mixed schedule: most doors put right through remedial work, with a smaller number recommended for replacement where the required performance cannot be restored. We set out the reasoning door by door.
HMO Fire Door Inspection
Doors are checked individually and referenced so findings can be tracked between visits and tenancies. Each door is assessed for leaf and frame condition, gaps and undercut, seals, hinges, closing devices, latching, glazing and any alterations, with photographs taken where they help explain a defect. Findings are reported door by door with defect descriptions and priorities so remedial work can be planned across the property.
Fire door inspectionsRepair or Replace?
Usually repairable
Gaps and alignment, worn or missing seals, hinge faults, closer adjustment and replacement, latching problems, unsuitable ironmongery and localised surface or lipping damage can normally be corrected on a door of known construction with a sound frame.
Better replaced
A complete doorset is usually the better route where the construction cannot be established, the leaf or frame is severely damaged, alterations have compromised the assembly, the glazing arrangement is unsuitable, or remedial cost approaches that of replacement.
Fire door installationWorking in Occupied HMOs
Almost all HMO work happens around people who live there. We plan access with the landlord or managing agent in advance, agree how residents will be notified, and sequence rooms so that individual tenants are disturbed once rather than repeatedly.
On site we keep hallways and staircases usable while work is in progress, avoid leaving openings unprotected overnight where it can be avoided, protect finishes, clear waste and leave each area clean and secure. Programme timings are agreed with you for the specific property rather than promised as a standard turnaround.
Our Process
- 1
Scope and access
We agree the doors to be covered and how access to occupied rooms will be arranged.
- 2
Inspection and measurement
Doors are inspected and, where replacement is likely, measured on site.
- 3
Recommendations
We set out door by door whether repair or replacement is the appropriate route.
- 4
Quotation
A written quotation itemises remedial works and any replacement doorsets.
- 5
Works
Repairs or replacements are carried out with care around residents.
- 6
Final checks and documentation
Closing, latching and sealing are checked and records issued as appropriate.
Who This Service Is For
Our HMO fire door work is aimed at the people responsible for shared housing and the escape routes within it.
- Landlords
- HMO operators
- Letting agents
- Managing agents
- Property managers
- Student accommodation operators
- Shared and supported housing providers
- Property portfolios
Areas We Cover
Based in Tibshelf, Derbyshire, we work on HMO fire doors across Derbyshire, Nottinghamshire, the wider East Midlands, South Yorkshire and surrounding counties.
View areas we coverHMO Fire Doors FAQ
Need HMO Fire Doors Checked, Repaired or Replaced?
Tell us about the property, the number of doors and any defects already identified, and we will assess the doors and provide a written quotation, arranging an inspection through our specialist inspection contractor where a formal report is needed.
Working from an inspection report or fire risk assessment action list? Our guide to what happens after a fire door inspection explains how findings are prioritised and turned into a door-by-door costed programme. Between assessments, our guide to routine fire door checks and maintenance sets out what staff can reasonably look for.
Areas We Regularly Cover
A few of the areas we work in most often for this service. We cover a good deal more than this — contact us with the property address if your location is not listed.
DerbyshireNottinghamshireLeicestershireNottinghamBeestonLeicesterKirkby-in-AshfieldLong EatonHucknall
See all areas we cover