Fire Doors In HMOs: The Checks That Matter

A fire door only works when it's closed. In an HMO, the doors onto the escape route — bedroom doors, kitchen doors and doors onto the stairs — hold back smoke and fire long enough for people to get out. One wedged-open kitchen door can fill a staircase with smoke in minutes.

Five-point fire door check

• ▸Closing — open the door fully and let go. It should close by itself onto the latch from any angle, without sticking.
• ▸Gaps — the gap around the sides and top should generally be about 3–4 mm. Bigger gaps let smoke through.
• ▸Seals — intumescent strips and smoke seals should be fitted, undamaged and not painted over.
• ▸Hinges and hardware — at least three hinges, all screws in place, and nothing loose or missing.
• ▸Condition — no holes, damage, or unapproved alterations such as cat flaps or ordinary glass panels.

What the law says

The person responsible for fire safety in the common parts must keep fire doors in working order. Under the Fire Safety (England) Regulations 2022, buildings with two or more sets of domestic premises must give residents information about fire doors and why they should be kept shut. In buildings over 11 metres tall, communal fire doors must be checked at least every three months, and flat entrance doors at least once a year, as far as is reasonably possible.

Common faults we find

• ▸Doors wedged open with door stops or furniture.
• ▸Self-closers removed or disconnected because they were "too heavy".
• ▸Seals painted over or missing after redecorating.
• ▸Gaps far too large after the door has dropped on its hinges.
• ▸Ordinary locks or hardware fitted that weren't designed for fire doors.

JHS can inspect the fire doors across your properties, record the condition of each door with photos, and quote for any repairs.