Fire doors play a crucial role in ensuring the safety of tenants in HMOs (Houses in Multiple Occupation). Proper installation, maintenance, and compliance with regulations are essential to reducing fire risks and protecting lives. This guide will provide HMO landlords and fire door installers with the knowledge they need to meet legal requirements, understand fire door components, and ensure correct installation.

Understanding Fire Door Compliance in HMOs

The Regulatory Framework

HMO landlords and fire door installers must comply with several regulations governing fire safety in England and Wales, including:

• The Regulatory Reform (Fire Safety) Order 2005 (FSO)
• Regulation 38 of the Building Regulations 
• BS 8214: 2016 – The British Standard for fire door installation and maintenance.
• Article 17 of the Fire Safety Order – Requires that fire safety equipment, including fire doors, be kept in an efficient state.
• Article 18 of the Fire Safety Order 

These regulations ensure that fire doors are installed correctly and maintained to function effectively in the event of a fire.

Fire Door Components and Materials

Fire Doorsets vs. Fire Door Assemblies

Fire doors can be supplied in two ways:

1. Fire Doorset – A complete unit, including the door leaf, frame, intumescent seals, ironmongery, and glazing, sourced from a single manufacturer.
2. Fire Door Assembly – A fire door that is assembled from different sources (e.g., door leaf from one supplier, hinges from another).

Fire Ratings

Fire doors are rated based on how long they can withstand fire. The most common ratings for HMOs are:

• FD30 – Provides 30 minutes of fire resistance.
• FD30s – Same as FD30 but includes smoke seals to prevent smoke spread.

For HMO settings, FD30s doors are typically required for room entrances leading to a communal escape route and/or a room with a smoke or heat detector in it.

Intumescent and Smoke Seals

• Intumescent seals expand under heat, blocking gaps between the door and frame to prevent fire spread.
• Smoke seals stop the spread of toxic smoke, which is often the main cause of fire-related deaths.

Fire doors in HMOs should have combined intumescent and smoke seals, ensuring protection against both fire and smoke.

Fire Door Installation Guidelines for HMOs

Preparing and Installing the Fire Door Frame

Before installation, ensure that:

• The frame material is compatible with the fire door leaf.
• Fixing methods follow the manufacturer’s certificate data sheet.
• The linear gap seal (gap between the frame and surrounding structure) is sealed correctly using approved materials like mineral rock fibre and intumescent mastic.

Hinge Installation and Door Hanging

• Only use fire-rated hinges (minimum durability grade 11, tested to BS EN 1935).
• Three hinges are required per door.
• Intumescent hinge pads are needed if the door’s certification specifies them.
• Correct screw types and sizes must be used—missing or incorrect fixings compromise fire resistance.

Ensuring the Correct Operating Gaps

Fire doors must have specific gap allowances to ensure they function correctly. Incorrect gaps can lead to failure in fire resistance tests.

Fire Door Ironmongery and Components

Locks, Latches, and Handles

• Locks and latches must be fire-rated and comply with the door’s certification.
• Handles and push plates must not weaken the door’s fire integrity.
• Self-closing devices are mandatory on all fire doors in HMOs to ensure they close automatically.

Overhead Door Closers

Fire doors must self-close fully against the frame. The closer should:

• Be compatible with the door size and weight.
• Overcome air pressure resistance in corridors.
• Be fire-rated and tested to BS EN 1154.

Ongoing Maintenance Responsibilities

HMO landlords must:

• Conduct regular fire door inspections (at least every 6 months).
• Ensure door closers function properly.
• Replace damaged or missing intumescent/smoke seals.
• Keep doors free from obstructions to allow them to close fully.

Trim Allowances and Repairs

Fire doors have strict trim allowances, which vary by manufacturer. Excessive trimming invalidates the fire rating. Always check the certificate data sheet before trimming or modifying a door.

Final Thoughts

Fire doors are essential in HMOs to protect tenants and meet legal obligations. Proper installation, certification, and maintenance are non-negotiable. By following this guide, HMO landlords and installers can ensure full compliance with fire safety regulations while safeguarding lives and properties.

For professional HMO fire door installation or compliance checks, always work with certified specialists, such as our team, who understand HMO fire safety requirements.