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 West Midlands, priced against the HMO rules for England and the council’s own standards.
- Nation
- England
- Pricing region
- West Midlands
- Postcode areas
- B, CV, DY, WS
- Main towns
- Birmingham, Coventry, Wolverhampton, Dudley, Walsall
What do escape routes, emergency lighting and fire stopping in West Midlands involve?
- Upgrading or boxing in under-stair cupboards
- Emergency lighting to the route
- Photo record of hidden fire stopping
- Fire-resisting plasterboard to walls and ceilings
- Fire stopping around pipes, cables and voids
- Glazing upgrades in doors and fanlights
Which rules apply in West Midlands?
- 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.
- Mandatory HMO licence for 5 or more people in 2 or more households (since October 2018); councils can add additional licensing for smaller HMOs.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
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 West Midlands?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| Protected route upgrades: fire-resisting linings, fire stopping, lighting (three-storey house, our estimate) | £2,000 – £6,000 | £2,000 – £6,000 | house |
| Emergency light fitting, installed (our estimate) | £150 – £350 | £150 – £350 | fitting |
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £300 – £600 | 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 West Midlands
- Birmingham
- Coventry
- Wolverhampton
- Dudley
- Walsall
- Solihull
- Sutton Coldfield
- West Bromwich
- Halesowen
- Stourbridge
- Smethwick
- Willenhall
- Tipton
- Bloxwich
- Wednesfield
- Washwood Heath
- Aston
- Shirley
- Brierley Hill
- Aldridge
- Acocks Green
- Bartley Green
- Wednesbury
- Kingswinford
Questions about escape routes, emergency lighting and fire stopping in West Midlands
Can a lounge open onto the stair?
It depends on the layout and the risk assessment. Often the door needs to be a fire door, or the layout needs changing.
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 West Midlands?
Yes, across the whole of West Midlands, including Birmingham, Coventry, Wolverhampton.
Who licenses HMOs in West Midlands?
HMOs in West Midlands are licensed by the local council for the address. Where an area has several councils, each runs its own licensing and planning policies.
Other HMO services in West Midlands
- HMO fire safety upgrades in West Midlands
- Fire doors in West Midlands
- Fire alarm and detection systems in West Midlands
- Large HMO conversions (7+ sharers) in West Midlands
- Licence condition and schedule-of-works in West Midlands
- Commercial and above-shop to HMO in West Midlands
- Sound insulation in West Midlands
- EPC and energy upgrades in West Midlands