In short: An HMO fire door is a certified door set, usually rated FD30S, that holds back fire and smoke for about 30 minutes when closed. 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 fire doors in Midlothian involve?
- Intumescent strips and smoke seals
- Certified FD30S door sets or door leaves
- Installation record and photos
- Survey of which doors need upgrading
- Thumb-turn locks on bedroom doors
- Signage where required
Which rules apply in Midlothian?
- The tolerable standard requires interlinked smoke alarms in the main living room and circulation spaces and a heat alarm in the kitchen; licensed HMOs must meet the council’s higher standard.
- 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.
- Councils set HMO fire standards through licence conditions, often including emergency lighting in larger HMOs.
- 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 fire doors cost in Midlothian?
| Item | UK typical | Local guide | Per |
|---|---|---|---|
| FD30S fire door leaf into an existing frame, with seals, closer and hinges, fitted | £300 – £600 | £280 – £570 | door |
| New FD30S fire doorset with frame, fitted | £600 – £1,300 | £570 – £1,250 | door |
Typical time on site: 1–3 working days. For a figure for your house, try the guide-price tool.
Fire doors by town in Midlothian
Questions about fire doors in Midlothian
Can I just add strips to an old door?
Only if the door itself is capable of the rating, which most standard internal doors are not. A certified door set is usually the reliable route.
Do bedroom doors need closers?
Doors onto the escape route are usually expected to self-close. The fire risk assessment sets which doors.
Do you carry out fire doors 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
- Escape routes, emergency lighting and fire stopping in Midlothian
- Fire alarm and detection systems in Midlothian
- Licence condition and schedule-of-works in Midlothian
- Bedroom upgrades and room refits in Midlothian
- Void and between-tenancy refurbs in Midlothian
- Large HMO conversions (7+ sharers) in Midlothian
- Small HMO conversions (3–6 sharers) in Midlothian