An HMO fire door is a certified door set, usually rated FD30S, that holds back fire and smoke for about 30 minutes when closed. For a house in Lincoln we start with a measured survey, check the council’s written HMO standards for the number of sharers, and then price each item separately. With students as well as working sharers renting in Lincoln, we plan bigger jobs for the gap between academic-year tenancies where we can.
- Area
- Lincolnshire, England
- Postcodes
- LN2, LN4 and LN6
- Location
- 32 miles north-east of Nottingham
- Council
- City of Lincoln Council
- Pricing region
- East Midlands
What do fire doors in Lincoln involve?
- Survey of which doors need upgrading
- Correct gaps, hinges and ironmongery
- Installation record and photos
- Certified FD30S door sets or door leaves
- Intumescent strips and smoke seals
Which rules apply in Lincoln?
Here is what usually applies to a Lincoln job of this kind. It is general information rather than legal advice, and the council’s written HMO standards have the final detail.
- Smoke alarms on every storey with living accommodation and CO alarms by fixed combustion appliances (other than gas cookers) are required by law.
- Licences last up to 5 years and carry conditions on gas and electrical safety, alarms, room sizes and waste.
- The Fire Safety Order 2005 applies to the common parts of HMOs, enforced by the fire and rescue authority.
- Under the Renters’ Rights Act, civil penalties reach £40,000 for offences such as running an unlicensed HMO.
City of Lincoln Council: local HMO schemes
| Article 4 (HMO) | In force across the council area Article 4 Direction covers the whole City of Lincoln Council area, in effect 1 Mar 2016. |
|---|---|
| Additional licensing | Not confirmed: check with the council |
| Selective licensing | Not confirmed: check with the council |
Schemes change. Check the council’s current pages for the exact address in Lincoln before you buy or start work. Source: City of Lincoln Council HMO licensing page, checked 2026-10-31.
How much do fire doors cost in Lincoln?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £290 – £580 | door |
| New FD30S fire doorset with frame, fitted | £600 – £1,300 | £580 – £1,250 | door |
Prices in Lincoln are shown with our regional adjustment for East Midlands (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 1–3 working days. If a council deadline applies in Lincoln, tell us at the first call so the programme is built around it.
For student houses in Lincoln, booking by spring is the safest way to make the summer gap.
When do Lincoln landlords need it?
We usually get the call when:
- Licence conditions about doors and closers
- Doors to rooms off the escape route that are not fire doors
Questions about fire doors in Lincoln
What is an FD30S door?
A fire door tested to resist fire for about 30 minutes, with smoke seals (the S). It needs the right frame and fitting to work.
Which postcodes in Lincoln do you work in?
All of them, including LN2, LN4 and LN6, and the surrounding parts of Lincolnshire.
Which council covers HMOs in Lincoln?
Lincoln is covered by City of Lincoln Council. We read the council’s written HMO standards before pricing, and you should check the licence position for the exact address.
How much do fire doors cost in Lincoln?
Our guide ranges for East Midlands 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.
Fire doors near Lincoln
- Gainsborough · 14 mi
- Newark on Trent · 16 mi
- Retford · 18 mi
- Grantham · 22 mi
- Worksop · 25 mi
- Scunthorpe · 25 mi
- All of Lincolnshire
Other HMO services in Lincoln
- HMO fire safety upgrades in Lincoln
- Escape routes, emergency lighting and fire stopping in Lincoln
- Fire alarm and detection systems in Lincoln
- Licence condition and schedule-of-works in Lincoln
- Bedroom upgrades and room refits in Lincoln
- Void and between-tenancy refurbs in Lincoln
- Small HMO conversions (3–6 sharers) in Lincoln
- Professional and co-living HMO refurbs in Lincoln