⚠️ Non-compliance with fire door regulations carries unlimited fines and potential prosecution. This guide is for information only — always consult a qualified professional for advice specific to your property.
The last 18 months have brought more legislative change to the UK private rental sector than any period since the Housing Act 2004. Three separate pieces of legislation — the Fire Safety (England) Regulations 2022, the Building Safety Act 2022, and the Renters Rights Act 2025 — have fundamentally changed the obligations of every London landlord.
This guide explains exactly what has changed, what you must do as a landlord, and where fire doors specifically sit within the new compliance framework.
What Is an HMO? The Legal Definition
A House in Multiple Occupation (HMO) is any property occupied by three or more people from two or more separate households who share facilities (kitchen, bathroom, toilet). This covers bedsits, shared houses, converted flats and purpose-built HMOs.
Large HMO — Mandatory Licensing
Properties occupied by 5 or more people from 2+ households that share facilities require a mandatory HMO licence under the Housing Act 2004. Failure to licence carries an unlimited fine and a Rent Repayment Order (RRT) — meaning tenants can reclaim up to 12 months of rent.
Many London local authorities also operate Additional HMO Licensing schemes covering smaller HMOs. Check your borough's licensing requirements — Newham, Brent, Haringey, Hackney, Southwark and Lambeth all operate extensive licensing schemes as of 2026.
Fire Safety (England) Regulations 2022 — What Changed
The Fire Safety (England) Regulations 2022 came into force on 23 January 2023. They introduced specific new duties for responsible persons (typically landlords or managing agents) in multi-occupied residential buildings:
Buildings Over 11 Metres — Quarterly Inspections
For residential buildings over 11 metres in height (roughly 4 storeys or more), the responsible person must:
- Inspect all communal fire doors (landing doors, lobby doors) every 3 months
- Inspect all flat entrance doors every 12 months
- Use best endeavours to secure access to individual flats for flat entrance door inspections
- Keep written records of all inspections
All Multi-Occupied Buildings — Information to Residents
All multi-occupied residential buildings (regardless of height) must now:
- Provide fire safety instructions to all residents
- Inform residents about the importance of fire doors — not propping them open, reporting damage, keeping them closed
- Display fire door notices on all relevant fire doors
📋 Doorz London provides full compliance documentation for every fire door installation and inspection. This satisfies the written record requirement under the 2022 Regulations.
HMO Licensing Conditions — Fire Doors
Most London HMO licences now include specific fire door conditions. Standard licence conditions typically require:
- FD30S fire doors (30-minute fire resistance + smoke seal) on all habitable rooms that open onto escape routes
- Intumescent strips and smoke seals around all fire door frames
- A minimum of 3 fire-rated hinges per door
- A self-closing device on all fire doors
- Gaps around the door leaf no greater than 3–4mm when closed
- "Fire Door — Keep Shut" signage on all fire doors
Need fire doors installed or inspected? Doorz London covers all London boroughs with same-day response and full compliance documentation.
HMO Fire Door Service →Renters Rights Act 2025 — Key Changes
The Renters Rights Act 2025 received Royal Assent in mid-2025 and represents the most significant reform of the private rental sector since the late 1980s. Here is what landlords need to know:
1. Section 21 'No-Fault' Evictions Abolished
Section 21 notices — which allowed landlords to evict tenants without giving a specific reason — have been abolished. All evictions must now be based on specific grounds listed in Schedule 1 of the Act, such as:
- Rent arrears (2+ months)
- Landlord or family member moving in
- Property being sold
- Repeated anti-social behaviour
- Significant breach of tenancy terms
2. All Tenancies Now Periodic (No Fixed Terms)
Fixed-term assured shorthold tenancies have been replaced with periodic tenancies. All existing ASTs automatically became periodic tenancies. Tenants can leave with 2 months' notice at any time. Landlords must use the grounds-based possession procedure for any repossession.
3. Rent Increases — Annual Limit
Rent can only be increased once per year and must follow the Section 13 notice procedure. Tenants have the right to challenge any increase at the First-tier Tribunal (Property Chamber). Market-rate comparisons will be used to assess whether the increase is reasonable.
4. Decent Homes Standard Extended to Private Rented Sector
The Decent Homes Standard — previously only applicable to social housing — has been extended to the private rented sector. Properties must now:
- Be free from serious hazards (using the HHSRS rating system)
- Be in a reasonable state of repair
- Have reasonably modern facilities
- Provide reasonable thermal comfort
5. Awaab's Law Extended to Private Rented Sector
Following the tragic death of Awaab Ishak, Awaab's Law now requires landlords in the private sector to investigate and repair hazards within set timeframes:
- Emergency hazards: Investigated within 24 hours, repair begun within 7 days
- Non-emergency hazards: Investigated and repaired within 14 days
6. New Ombudsman — All Landlords Must Register
All private landlords in England must now register with the new Property Portal and join a government-approved landlord ombudsman scheme. Failure to register carries fines of up to £2,250.
What London Landlords Must Do Now — Checklist
Immediate Actions Required
- ☐ Audit all fire doors in your HMO — check seals, closers, hinges and gaps
- ☐ Ensure all fire doors have current FD30S certification or replace non-compliant doors
- ☐ Set up quarterly inspection schedule for buildings over 11m
- ☐ Issue fire safety information to all tenants
- ☐ Register with Property Portal (from July 2025)
- ☐ Join an approved landlord ombudsman scheme
- ☐ Review all tenancy agreements — fixed terms no longer legally enforceable
- ☐ Check local authority HMO licensing requirements for your borough
Fire Door Costs for London Landlords in 2026
The cost of fire door compliance is a legitimate deductible business expense for landlords. Typical costs for London HMOs in 2026:
- FD30S fire door supply and fit: £90–£150 per door
- Multi-door HMO package (5+ doors): £75–£120 per door
- Annual fire door inspection: £55–£95 per property
- Fire door survey and written report: £75–£135
Doorz London offers HMO landlord packages with volume pricing across all London boroughs. Get a fixed price for your full property portfolio.
Use Cost Estimator →Frequently Asked Questions
Do I need fire doors in my small HMO (3–4 tenants)?
Yes. Any HMO — regardless of size — that has rooms opening onto escape routes requires FD30S fire doors. Even if your property does not require mandatory HMO licensing, fire door requirements still apply if it meets the HMO definition under the Housing Act 2004.
My fire doors were installed 5 years ago — do I need new ones?
Not necessarily. If they were correctly specified and installed with the full assembly (frame, seals, hinges, closer) and remain in good condition, they may still be compliant. However, they should be inspected by a competent person. Doorz London offers fire door inspections with a written report.
What happens if a tenant damages a fire door?
You remain responsible for the fire door being compliant at all times. If a tenant damages a fire door, you should repair it as soon as possible — ideally within Awaab's Law timescales (7 days for an emergency repair). Document the damage and the repair. You may be able to recover the cost from the tenant's deposit.
Can the council inspect my fire doors?
Yes. Local housing authorities have wide powers of inspection under the Housing Act 2004 and the Fire Safety Act 2021. They can enter your property with 24 hours notice to inspect fire safety measures. The fire service also has powers of inspection under the Regulatory Reform (Fire Safety) Order 2005.
About This Guide
This guide is produced by Doorz London Ltd for informational purposes. It reflects our understanding of legislation as of April 2026. Legislation changes frequently — always verify requirements with your local authority and seek professional legal advice for your specific situation. Doorz London is not a legal firm and this does not constitute legal advice.