In short: A protected escape route is the stair, landing and hall that lets everyone get out if there is a fire. We carry this out across Midlothian, priced against the HMO rules for Scotland and the council’s own standards.
- Nation
- Scotland
- Pricing region
- Scotland
- Postcode areas
- EH
- Main towns
- Bonnyrigg, Penicuik, Mayfield, Dalkeith
What do escape routes, emergency lighting and fire stopping in Midlothian involve?
- Final exit door with thumb-turn
- Photo record of hidden fire stopping
- Emergency lighting to the route
- Upgrading or boxing in under-stair cupboards
- Removing fire risks from the route
- Glazing upgrades in doors and fanlights
Which rules apply in Midlothian?
- Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.
- A building warrant may be needed for a change of use or for installing a fire alarm system; check with the council’s building standards service.
- Every HMO needs a council licence: 3 or more people who are not all from one or two families, sharing basic amenities. Licences last up to 3 years.
- Landlords must also be on the Scottish landlord register, renewed every 3 years.
Scottish councils set their own HMO licence standards and planning policies. Every HMO needs a licence, so check the council’s standards before you design the layout.
How much do escape routes, emergency lighting and fire stopping cost in Midlothian?
| 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 – £5,700 | house |
| Emergency light fitting, installed (our estimate) | £150 – £350 | £140 – £330 | fitting |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | 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 Midlothian
Questions about escape routes, emergency lighting and fire stopping in Midlothian
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.
Why do you photograph the fire stopping?
Because it is hidden once the work is finished. Photos are evidence for you, the council and future surveys.
Do you carry out escape routes, emergency lighting and fire stopping across Midlothian?
Yes, across the whole of Midlothian, including Bonnyrigg, Penicuik, Mayfield.
Who licenses HMOs in Midlothian?
Midlothian council licenses HMOs in its area. Every HMO in Scotland needs a licence.
Other HMO services in Midlothian
- HMO fire safety upgrades in Midlothian
- Fire doors in Midlothian
- Fire alarm and detection systems in Midlothian
- Large HMO conversions (7+ sharers) in Midlothian
- Licence condition and schedule-of-works in Midlothian
- Commercial and above-shop to HMO in Midlothian
- Void and between-tenancy refurbs in Midlothian
- Student HMO refurbishment in Midlothian