Fire doors are an essential fire safety feature – they are often quite literally life-saving. And for landlords of Houses in Multiple Occupation (HMOs), understanding your obligations and responsibilities relating to fire doors and fire safety is key.
Disclaimer: This article is provided for general information only and does not constitute legal or regulatory advice. Fire safety responsibilities may vary depending on the nature, size and layout of a property as well as geographically. Landlords should refer to the relevant legislation and guidance, and seek professional advice where appropriate.
The importance of fire doors
So, what is a fire door designed to do? It’s meant to keep any blaze within the room where it started. They are potentially life-saving because they protect the occupants of those rooms and leave them an escape route so that others can exit the burning or unsafe building.
For landlords managing Houses in Multiple Occupation (HMOs), fire doors play a particularly important role. HMOs typically involve multiple occupants sharing common areas and escape routes, which can increase fire risk if appropriate precautions are not in place.
Fire doors are designed to help slow the spread of fire and smoke, providing occupants with additional time to evacuate and supporting the work of the emergency services.
Various fire safety laws stress the requirement for well-maintained and properly functioning fire doors in all public buildings, factories, and offices.
And as far as residential landlords and those responsible for fire safety in “multi-occupied” buildings the introduction of the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022 highlighted what is required. Different rules may apply in Wales, Scotland and Northern Ireland.
Fire Safety (England) Regulations 2022
With effect from the 23rd of January 2023, additional obligations were placed on those designated as Responsible Persons – including landlords, their letting agents, and the managers of blocks of flats.
There are three main types of multi-occupancy residential building, and the fire safety measures demanded by the revised regulations:
Buildings with just 2 or more flats with doors opening onto common areas:
- formulation of a Fire Risk Assessment Prioritisation;
- the issue of fire safety instructions and information to all occupants of the building; and
- information for residents specifically about the importance of fire doors;
Blocks between 11 metres and 17.9 metres tall:
- all of the above plus regular checks and maintenance of all fire doors (the standard of fire doors in buildings higher than 11 metres is stricter than the standard for lower-rise buildings);
- the Responsible Person (landlord, agent, or manager) must carry out checks on all communal fire doors every quarter and further checks on the doors to individual flats at least once a year;
Blocks taller than 18 metres (that is, more than 7 storeys)
- all of the above, plus a secure “information box” accessible to rescue services;
- specific standards for the design of and materials used on external walls;
- maintenance of accurate floor plans and a building plan;
- maintenance of lifts and fire-fighting equipment; and
- comprehensive signage of escape routes.
The points above are just a snapshot of what is required of a Responsible Person. It is important to note that legislation may vary between small and large HMOs. It can also change.
The Fire Safety (England) Regulations 2022 operate alongside existing fire safety duties and should be considered as part of a wider, risk-based approach.
A suitable and sufficient Fire Risk Assessment remains central to determining what fire safety measures are appropriate for a particular building, taking into account its size, layout and use.
Fire door safety
Fire doors should be kept in effective working order at all times. This includes ensuring self-closing devices operate correctly, doors are not damaged or altered, and that fire doors are not wedged or propped open. Issues such as damaged seals, gaps around the door or poor fitting can reduce the level of protection a fire door is intended to provide.
Current fire safety legislation places an emphasis on ongoing management rather than one-off action. Landlords and other Responsible Persons are expected to carry out regular checks, arrange maintenance or repairs where necessary, and keep records that demonstrate how fire safety responsibilities are being managed in practice.
By understanding and applying these requirements, landlords can help reduce risks to occupants, support compliance with fire safety legislation, and demonstrate a responsible approach to managing fire safety within HMOs.
From an insurance perspective, these measures form part of wider risk management considerations when arranging and maintaining cover.
Fire door safety FAQs for landlords
Do HMOs legally require fire doors?
In most HMOs, fire doors are required as part of wider fire safety measures, particularly where there are shared escape routes or common parts. The exact requirements should be identified through a suitable Fire Risk Assessment.
How often should fire doors be checked in an HMO?
Under the Fire Safety (England) Regulations 2022, communal fire doors should be checked at least every three months, with flat or room entrance doors checked at least once every 12 months, where applicable.
Who is responsible for fire door safety in an HMO?
Responsibility usually sits with the Responsible Person, which is often the landlord or managing agent, depending on how the property is owned and managed.
How Cover4LetProperty can help
Managing fire safety responsibilities is an important part of letting property. When arranging landlord insurance, it is helpful to ensure your cover reflects how your property is used and managed. The team at Cover4LetProperty can help you discuss suitable insurance options for your circumstances. If you would like to speak to someone, please contact the team on 01702 606301.
Further reading: Landlord guidance: Fire door safety in HMO’s and flats.
