HMO escape routes and fire stopping across Lancashire

In short: A protected escape route is the stair, landing and hall that lets everyone get out if there is a fire. In Lancashire we survey first, price each item separately and hand over the certificates and photos a council asks for.

Nation: England
Pricing region: North West
Postcode areas: PR, BB, LA, FY
Main towns: Preston, Burnley, Blackburn, Blackpool, Fylde

What do escape routes, emergency lighting and fire stopping in Lancashire involve?

Fire-resisting plasterboard to walls and ceilings
Photo record of hidden fire stopping
Upgrading or boxing in under-stair cupboards
Glazing upgrades in doors and fanlights
Removing fire risks from the route
Emergency lighting to the route

Which rules apply in Lancashire?

The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
Building regulations cover structural changes, new partitions, ensuite drainage, fire-resisting construction and notifiable electrical work.
Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
A conversion can be a material change of use under the building regulations, so confirm with building control before work starts.

Councils in England can add additional licensing and Article 4 directions on top of the national rules. Check the council’s website for the exact address before you buy or start work.

How much do escape routes, emergency lighting and fire stopping cost in Lancashire?

Regional adjustment for North West. Planning budgets: see our prices page.
Item	UK typical	Local guide	Per
Protected route upgrades: fire-resisting linings, fire stopping, lighting (three-storey house, our estimate)	£2,000 – £6,000	£1,900 – £5,750	house
Emergency light fitting, installed (our estimate)	£150 – £350	£140 – £340	fitting
FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted	£300 – £600	£290 – £580	door

Typical time on site: 3–8 working days. For a figure for your house, try the guide-price tool.

Escape routes, emergency lighting and fire stopping by town in Lancashire

Questions about escape routes, emergency lighting and fire stopping in Lancashire

Does every HMO need emergency lighting?

Not every one. Guidance tends to expect it where the escape route is long, complex or has no borrowed light, which is more common in larger houses.

What is fire stopping?

Sealing gaps where pipes, cables and ducts pass through fire-resisting walls and floors, so smoke and fire cannot get through.

Do you carry out escape routes, emergency lighting and fire stopping across Lancashire?

Yes, across the whole of Lancashire, including Preston, Burnley, Blackburn.

Who licenses HMOs in Lancashire?

HMOs in Lancashire are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.

Escape routes, emergency lighting and fire stopping across Lancashire

What do escape routes, emergency lighting and fire stopping in Lancashire involve?

Which rules apply in Lancashire?

How much do escape routes, emergency lighting and fire stopping cost in Lancashire?

Escape routes, emergency lighting and fire stopping by town in Lancashire

Questions about escape routes, emergency lighting and fire stopping in Lancashire

Other HMO services in Lancashire

Planning HMO works?