HMO escape routes and fire stopping across Tyne and Wear

In short: A protected escape route is the stair, landing and hall that lets everyone get out if there is a fire. Across Tyne and Wear, the work is planned around England’s HMO rules and the standards the local council publishes.

Nation: England
Pricing region: North East
Postcode areas: NE, SR, DH
Main towns: Newcastle upon Tyne, Sunderland, South Shields, Gateshead, Washington

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

Photo record of hidden fire stopping
Fire-resisting plasterboard to walls and ceilings
Emergency lighting to the route
Final exit door with thumb-turn
Upgrading or boxing in under-stair cupboards
Removing fire risks from the route

Which rules apply in Tyne and Wear?

The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
A conversion can be a material change of use under the building regulations, so confirm with building control before work starts.
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.
Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.

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 Tyne and Wear?

Regional adjustment for North East. 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	£1,850 – £5,500	house
Emergency light fitting, installed (our estimate)	£150 – £350	£140 – £320	fitting
FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted	£300 – £600	£280 – £550	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 Tyne and Wear

Questions about escape routes, emergency lighting and fire stopping in Tyne and Wear

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.

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.

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

Yes, across the whole of Tyne and Wear, including Newcastle upon Tyne, Sunderland, South Shields.

Who licenses HMOs in Tyne and Wear?

HMOs in Tyne and Wear 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 Tyne and Wear

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

Which rules apply in Tyne and Wear?

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

Escape routes, emergency lighting and fire stopping by town in Tyne and Wear

Questions about escape routes, emergency lighting and fire stopping in Tyne and Wear

Other HMO services in Tyne and Wear

Planning HMO works?