A protected escape route is the stair, landing and hall that lets everyone get out if there is a fire. In Blackburn, a place of roughly 150,000 people in Lancashire, the work is planned around the HMO rules for England and the council’s written HMO standards.
- Area
- Lancashire, England
- Postcodes
- BB1 and BB2
- Location
- 9 miles east of Preston
- Pricing region
- North West
What do escape routes, emergency lighting and fire stopping in Blackburn involve?
- Fire stopping around pipes, cables and voids
- Fire-resisting plasterboard to walls and ceilings
- Emergency lighting to the route
- Glazing upgrades in doors and fanlights
- Photo record of hidden fire stopping
Which rules apply in Blackburn?
Escape routes, emergency lighting and fire stopping in Blackburn must satisfy national law for England, the council’s written HMO standards and, where walls, drainage or fire separation change, the building rules. In short:
- 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.
- Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
How much do escape routes, emergency lighting and fire stopping cost in Blackburn?
| 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 |
Prices in Blackburn are shown with our regional adjustment for North West (below the UK average). Your quote is itemised and fixed in writing once the scope and specification are agreed.
How long does it take?
Most jobs of this kind take 3–8 working days. If a council deadline applies in Blackburn, tell us at the first call so the programme is built around it.
When do Blackburn landlords need it?
We usually get the call when:
- Three-storey and larger HMOs
- A fire risk assessment action list
Questions about escape routes, emergency lighting and fire stopping in Blackburn
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.
How far do you travel from Blackburn?
We cover the whole of Lancashire and work UK-wide. For Blackburn the nearest towns on our list are Darwen (4 miles), Accrington (5 miles), Chorley (9 miles).
Does a shared house in Blackburn need an HMO licence?
In England, a mandatory licence is needed for 5 or more people from 2 or more households. Smaller HMOs can need a licence where the council runs additional licensing, which is common in towns with many shared houses. Check the council’s website for the address.
How much do escape routes, emergency lighting and fire stopping cost in Blackburn?
Our guide ranges for North West are in the table on this page, and the guide-price tool gives a figure for your house. A fixed written quote follows a free site visit.
Escape routes, emergency lighting and fire stopping near Blackburn
- Darwen · 4 mi
- Accrington · 5 mi
- Chorley · 9 mi
- Rawtenstall · 9 mi
- Preston · 9 mi
- Leyland · 9 mi
- All of Lancashire
Other HMO services in Blackburn
- HMO fire safety upgrades in Blackburn
- Fire doors in Blackburn
- Fire alarm and detection systems in Blackburn
- Large HMO conversions (7+ sharers) in Blackburn
- Licence condition and schedule-of-works in Blackburn
- Commercial and above-shop to HMO in Blackburn
- Small HMO conversions (3–6 sharers) in Blackburn
- Communal kitchen refits in Blackburn