One certified team to remediate fire doors, fire alarms, emergency lighting, EICR electrical and HMO defects after a failed FDIS, FRA, EICR or licensing inspection, closed out with a single completion pack accepted by councils, FRA assessors and insurers.
Most callers reach HSE Property Checks within days of a failed statutory inspection. Whatever triggered the remedial, the legal clock has already started ticking, and the wording of most councils’ improvement notices is uncompromising. Our job is to close the window before it closes on you.
Door-by-door report lists intumescent seal failures, gap tolerances outside BS 8214, missing cold-smoke seals, hinge Grade mismatches or non-certified retrofits. Typical outcome: schedule of remedial works with a 28-day window.
An FRA carried out under the Regulatory Reform (Fire Safety) Order 2005 has flagged Priority 1 (significant risk) and Priority 2 findings. The Responsible Person is now legally obliged to demonstrate action.
An Electrical Installation Condition Report has returned “Unsatisfactory”. C1 (Danger Present) requires the installation to be made safe immediately. C2 (Potentially Dangerous) must be remediated and re-certified within 28 days.
The local authority’s HMO licensing team has issued a schedule of works before granting or renewing a licence, usually covering fire doors, grade of alarm, emergency lighting, amenity standards and HHSRS hazards.
Regulatory inspections of care homes (CQC Regulation 12), children’s homes (Ofsted) or insurer re-inspection reports have raised premises-safety concerns requiring immediate remedial action plans.
Social landlords facing Awaab’s Law timescales, Housing Ombudsman findings, or Decent Homes Standard shortfalls. Statutory timescales for emergency, significant and hazardous repairs are now codified.
Every licence class and property type triggers a different set of statutory remedial works. Pick yours below to reveal the triggers, scope, standards, deliverables, statutory window and indicative cost band we routinely deliver, pulled from real HSE Property Checks projects.
Most compliance failures don’t sit neatly inside one trade. A failed FRA will fault your doors, your alarm, your signage, your compartmentation and your EICR in the same sentence. HSE Property Checks is built to remediate all five disciplines in a single programme , with one project manager and one completion pack.
From a single intumescent seal to a full certified doorset replacement. Every remedial follows BS 8214 installation tolerances and is signed off by a FDIS-certified lead.
Grade mismatch, non-compliant detection coverage, missing interlink, failed commissioning test or expired maintenance, we upgrade or replace systems to BS 5839-1/6.
Remediating failed monthly / annual tests, insufficient lux at escape points, missing signage, or absent systems. Every scheme commissioned to BS 5266-1.
Unsatisfactory EICR items corrected, re-tested and re-certified by our NICEIC-registered electricians. Full BS 7671 18th edition compliance. Landlord ready inside 28 days.
Everything the fire-focused contractor will decline to quote for. Compartmentation, signage, amenity standards, HHSRS Category 1 hazards, pre-licensing upgrades and Awaab’s Law readiness.
Three contractors mean three surveys, three coordination headaches, three invoices and , crucially, no single point of accountability to the Responsible Person. Our clients reach us after exactly that experience.
Every range below is drawn from actual HSE Property Checks remedial contracts in the last 12 months across London and the Home Counties. Final figures are always survey-verified against the specific defect, access and product specification before any quote is issued.
| Remedial item | Standard | Price range | What’s included |
|---|---|---|---|
| Fire door remedial: BS 8214 | |||
| Intumescent seal replacement per door, single or combined profile |
BS 8214 · 7.5 | £45–£95 | Rout out old seal, matched-profile replacement (intumescent-only or combined int/smoke), full perimeter, photo record. |
| Gap tolerance correction per door, head · stiles · threshold |
BS 8214 · 7.3 | £65–£145 | Plane, pack or realign leaf to bring gaps inside 3mm ±1mm. Three-point measured record per edge. |
| Self-closer replacement EN 1154 certified, sized to leaf mass |
BS EN 1154 | £125–£285 | Remove old unit, fit new size-matched overhead closer, commission through 5 full cycles including 5° latch test. |
| FD30 seal + closer combined kit corridor / flat entrance, intumescent + smoke seal + closer |
BS 8214 · BS EN 1154 | £145–£295 / door | Combined-kit pricing for doors needing both seal replacement and closer fit; FDIS sign-off, photo log per door. |
| Grade 13 hinge set replacement per door, three or four hinges |
BS EN 1935 | £95–£195 | CE-marked Grade 13 hinges, correct count per leaf mass, fixed through to manufacturer spec. |
| Fire-rated glazing & intumescent bead per vision panel |
BS EN 1634-1 | £195–£485 | Pyroguard / Pyrobel tested glazing product, certified intumescent bead, labelled to doorset rating. |
| Leaf-only retrofit (frame sound) FD30S or FD60S |
Q-Mark / Certifire | £295–£495 | Certified leaf swapped onto existing certified frame. Labels photographed, conformity cert issued. |
| Frame repair / replacement per opening |
BS 8214 | £195–£485 | Structural or fire-rated frame repair / replacement, re-shim, re-fix to manufacturer fixing centres. |
| Full FD30S certified doorset (fitted) leaf + frame + hardware |
Q-Mark / Certifire | £495–£795 | Complete tested doorset, fitted, hardware commissioned, post-install conformity certificate. |
| Full FD60S certified doorset (fitted) typically HRB · plant rooms |
Q-Mark / Certifire | £695–£995 | Complete 60-minute tested doorset. HRB projects feed into golden-thread documentation. |
| Fire alarm remedial: BS 5839-1 / BS 5839-6 | |||
| Grade D1 mains-interlinked upgrade per property, typical 3-bed |
BS 5839-6 | £395–£650 | Mains-powered detectors with sealed tamper-proof battery, interlinked, commissioned with cert. |
| Grade A LD2 HMO system small HMO 3–5 persons |
BS 5839-6 · LACORS | £1,450–£2,450 | Panel, detectors, sounders, manual call points, tested & certified to licensing schedule. |
| Grade A LD1 large HMO system 6+ persons, 3-storey, sole-escape stair |
BS 5839-1 · LACORS | £2,400–£5,500 | Full-coverage LD1 system across all escape routes and risk areas, as-fitted drawings. |
| Category L5 detector retrofit (blocks) per detector, installed |
BS 5839-1 | £145–£245 | Targeted detector addition where FRA flags coverage gap; re-commissioning included. |
| Emergency lighting remedial: BS 5266-1 | |||
| Maintained luminaire (corridor / stair) per fitting, installed |
BS 5266-1 | £145–£285 | 3-hour duration LED maintained luminaire, commissioned with log-book entry. |
| Full EL scheme + risk areas (small HMO) escape routes plus open-area / task lighting |
BS 5266-1 · BS EN 1838 | £595–£1,250 | Design, install, commission, 3-hour test, log book, monthly test regime. |
| Photoluminescent signage pack ISO 7010 wayfinding |
ISO 7010 | £95–£295 | Full wayfinding scheme to EU-harmonised symbols, photoluminescent standard. |
| EICR electrical remedial: BS 7671 · PRS Regs 2020 | |||
| C1 Danger Present: make safe single circuit isolation & fix |
BS 7671 | £195–£485 | Safe isolation within 24 hr, fault corrected, new Minor Works Cert issued. |
| C2 circuit-level remedial typical single-circuit fault |
BS 7671 · PRS 2020 | £195–£650 | Fault traced, remediated, re-tested, new satisfactory EICR within 28 days. |
| Consumer unit upgrade (18th ed.) domestic property |
BS 7671 amendments | £550–£1,200 | Full RCBO board, SPD where applicable, re-cert of incoming tails and earthing. |
| Full EICR remedial (multi-fault) typical 3-bed with 3+ C2 |
BS 7671 · PRS 2020 | £850–£2,400 | All C1/C2 items, bonding, RCDs, new satisfactory EICR + landlord pack. |
| HMO / HHSRS / general property remedial | |||
| Compartmentation / fire-stopping (per penetration) service riser, plaster, timber |
BS 476-20 · FSER 2022 | £85–£245 | Intumescent batt / sealant / collar per penetration, installer-certified. |
| HHSRS Category 1 hazard closure per hazard, typical scope |
Housing Act 2004 | £450–£2,400 | Root-cause remediation with photo evidence and updated rating evidence. |
| Full HMO pre-licensing upgrade bundle small HMO, 5 bed |
LACORS · Housing Act 2004 | £3,200–£8,500 | Doors + alarm + EL + EICR + signage + amenity; one contract, one pack. |
| Awaab’s Law damp & mould remediation per home, per scope |
Awaab’s Law · SH Act 2023 | £550–£3,200 | Ventilation uplift, fabric repair, mould kill-and-paint, Awaab audit trail. |
Three of the most common council-driven failure modes in London. Each follows its own evidence format, deadline and remedial pathway. Pick the one that applies to find the exact scope of works and evidence pack we’ll issue.
The council has refused a new HMO licence application, revoked an existing one, or served a decision letter citing schedule-of-works deficiencies.
We read the council’s refusal letter or schedule, classify every flagged item, map to LACORS clauses.
On-site verification of every flagged item; fixed-price quote within 5 working days.
5-pillar remediation, doors, alarm, EL, EICR, amenity, delivered in a single programme.
Completion pack formatted for council upload; appeal letter support if needed.
Council HMO officer has issued a schedule under LACORS Housing Fire Safety guidance. You have 21–28 days to evidence completion.
We align every schedule item to the exact LACORS clause and any borough-specific amendment.
All disciplines in one visit programme, typically 5–10 working days on a 5-bed HMO.
Per-item photos, certificates, LACORS clause cross-reference, named-operative sign-off.
Bundle formatted for your specific London borough licensing portal.
An enforceable selective licensing flag requires evidence uploaded to the borough portal within 21 days (typical). Schedule 4 mandatory conditions apply.
Identify exactly which Schedule 4 condition is flagged, usually EICR, alarms, CO detection, gas safety, or amenity.
Fast-track single-visit remedial wherever possible, selective licensing scope is usually narrow.
PDFs sized and named to drop straight into Hackney, Havering, Harrow (Edgware), Waltham Forest, Newham, Tower Hamlets and other live schemes.
We upload with you (or on your behalf with letter of authority) and retain proof of submission.
Every common code on a failed inspection report corresponds to a specific remedial action, a British Standard clause, a statutory deadline and a deliverable. Select your failure to see exactly what we’d do, in what order, and what you’d receive at the end.
The single biggest reason landlords, block managers and HMO operators lose licences or face prosecution is missed statutory windows. Most regimes run parallel clocks, our project planning always targets the shortest applicable deadline.
Failed report reviewed within 2 hours of receipt. Defects classified by severity.
Any EICR C1 code (Danger Present) or FRA Priority 1 finding with imminent risk is made safe within 24 hours, typically via circuit isolation or temporary fire-safety measures.
BS 7671 · RRO 2005Our certified surveyor attends to verify every flagged defect, capture access, photograph evidence and confirm product specs. Survey fee is fully credited against any contract awarded.
Fixed price · CreditedLine-by-line remedial scope, cross-referenced against the original inspection, with statutory-deadline tracker and phasing plan.
Awaab’s Law significant-repair triggerFor most minor & intermediate works. Materials ordered, tenant notices issued (48hr minimum), access coordinated, phased over weekends if occupied.
Tenant-first schedulingMany selective licensing schemes require remediation evidence within 21 days of any enforceable issue, our completion pack is formatted to upload directly to most council licensing portals.
Selective licensingEvery EICR C2 item, most FRA Priority 1 findings, and the majority of LACORS improvement notices close inside 28 days of the failed report. Completion pack & re-cert issued.
BS 7671 · FRA · LACORSLower-priority FRA findings and EICR C3 improvements are programmed inside a 90-day window, bundled to minimise disruption.
Programmed| Regime / finding | Statutory deadline | Evidence required | Penalty for breach |
|---|---|---|---|
| EICR C1, Danger Present | Make safe immediately (we attend within 24 hr) · 28 days for full re-cert | Signed safe-isolation certificate + re-cert | Up to £30,000 fine · criminal prosecution |
| EICR C2, Potentially Dangerous | 28 days | New satisfactory EICR + EIC / MWC | Up to £30,000 · PRS Regs 2020 enforcement |
| FRA Priority 1 | Typically 28 days | Remedial closure with photo evidence | Unlimited fine under RRO 2005 |
| HMO licensing schedule | 21–28 days (per borough) | Completion pack uploaded to licensing portal | Licence refusal / revocation · Rent Repayment Order |
| Selective licensing conditions | 21 days evidence | Photographs, invoices, cert copies | Banning order · up to £30,000 fine |
| LACORS improvement notice | 28 days typical | Written confirmation of remedial completion | Prohibition · prosecution |
| Awaab’s Law (social housing, Phase 1, in force 27 Oct 2025) | 24hr emergency works · 10 working days investigation · 3 working days written summary · 5 working days to start works | Audit trail of investigation, summary & works | Regulator action · Housing Ombudsman · Named determinations |
| CQC Regulation 12 premises | Immediate action plan | Evidence submitted to inspector | CQC warning · enforcement · rating downgrade |
| Building Safety Act s.156 (HRBs) | Reasonable & practicable | Golden-thread update to BSR | Unlimited fine · 2 years imprisonment |
Phase 1 of Awaab’s Law (Social Housing (Regulation) Act 2023, inserting s.10A into the Housing Act 1985) took effect on 27 October 2025. It converts previously variable response times into statutory working-day deadlines for every social landlord in England.
Imminent risk of harm or damage, gas leaks, exposed live electrics, catastrophic water ingress, fire hazards.
The landlord must begin remedial action within 24 hours of becoming aware of the hazard.
Any hazard presenting a significant risk of harm. Phase 1 scope covers damp & mould and emergency hazards only, future phases extend coverage.
Investigate the hazard within 10 working days of the report to ascertain whether a hazard exists and its scope.
Provide a written summary of the investigation findings within 3 working days of the investigation concluding.
Required remedial works must start within 5 working days of the written summary being provided. Completion must be within a reasonable period.
Missing any Phase 1 deadline opens the social landlord to Housing Ombudsman determinations, Regulator of Social Housing enforcement action, named findings in published reports, and potential tenant damages claims under the Homes (Fitness for Human Habitation) Act 2018.
Pulled from 4,500+ London remedial projects. The estimator below produces an honest range in under 60 seconds. Every final quote is survey-verified before a single invoice is raised , we never fit what the report doesn’t warrant.
Every remedial programme follows the same seven-step protocol. It’s the reason we close 28-day statutory windows on time, and the reason insurers and councils accept our completion packs without resubmission.
We read your failed FDIS, FRA, EICR or HMO report line-by-line, classify every item by severity and map each to its statutory deadline. You receive a triage summary the same day.
A FDIS, NEBOSH or NICEIC-certified surveyor attends site to verify every flagged defect first-hand, plus access, substrate, product specification and any not-yet-flagged risks.
You receive a line-by-line remedial SOW, cross-referenced to the original inspection, with fixed pricing, a statutory-deadline tracker and a phased programme if the property is occupied.
Materials procured; tenant letters issued; out-of-hours access booked; fire-watch, hot-works and dust-suppression controls planned. Our programme manager owns the critical path.
Works delivered to the relevant British Standard: BS 8214 (doors), BS 5839 (alarm), BS 5266 (EL), BS 7671 (EICR), and applicable regulatory codes (LACORS, HHSRS, CQC FS03, BSA Section 156).
A separate quality manager audits a random sample of completed items before sign-off. Any item outside tolerance is corrected before handover, at our cost.
The Compliance Remedial Completion Pack is issued to the Responsible Person within 72 hours of practical completion. Every original failure item is cross-referenced to its remedial action and documented evidence.
Your insurer, borough licensing team and FRA assessor all ask for different things in different formats. Our completion pack bundles every one of them into a single binder so the Responsible Person has one authoritative evidence package.
Every single line from your original failed inspection is listed alongside its remedial action, completion date, operative name and photo reference. No more reconciling two documents.
BS 8214 installation conformity for fire doors · BS 5839 commissioning for alarms · BS 5266 commissioning for emergency lighting · EIC or Minor Works Cert for electrical · all bundled.
Minimum three photographs per remedial item (before, during, after) with EXIF timestamps. Zero dispute in a future inspection or insurance investigation.
Q-Mark or Certifire for every fire doorset. CE marking for every hardware component. Intumescent seal data sheets. Stored in the same binder.
Covers every remedial item we completed. If a council or insurer re-inspection inside 12 months rejects any workmanship item, we remediate at no charge.
Every file is named, sized and formatted to drop straight into Hackney, Waltham Forest, Newham, Havering, Tower Hamlets, Lambeth, Southwark, Brent, Barking & Dagenham, and Haringey licensing portals.
Most blocks, HMO operators and landlords end up stitching together three or four different specialist contractors for post-inspection remediation, often because no one contractor holds all the accreditations. That’s where the costs start multiplying.
The word “compliant” has to mean something verifiable. Here’s the canonical standards matrix we work to on every remedial project, nothing is installed, tested or signed off except against the clause that regulates it.
Sets gap tolerances (3mm ±1mm), hinge spec (min. Grade 13), seal placement and installation quality. Our post-install conformity certificate is issued to this code for every fitted doorset.
Used on: every fire door remedial · FD30S / FD60S installsThe test standard underpinning FD30 and FD60 designations. Ambient-temperature fire resistance measured in minutes on a tested doorset assembly. We accept only doorsets with valid Warringtonfire, Exova or equivalent test evidence, held in the completion pack.
Used on: certified doorset selection · test-evidence verificationSeparate from BS EN 1634-1, this is the ambient-temperature smoke leakage test that underpins the “S” suffix on doorsets (e.g. FD30S, FD60S). Required where the doorset forms part of a smoke-control strategy, typical in flat entrance doors and communal corridor doorsets.
Used on: “S”-rated doorset verification · smoke-seal remedialsGoverns Category L1–L5 / M / P1–P2 design, commissioning, maintenance and certification for non-domestic premises. Every alarm remediation in blocks, care homes and commercial property is validated against this.
Used on: blocks · care · commercial alarm remediationDefines Grade A–F1 and LD1–LD3 categories for HMOs and single dwellings. The most common source of HMO alarm re-specification work, LACORS frequently references this in licensing schedules.
Used on: HMO · single let · short-let alarm remediationDefines minimum 3-hour duration, luminance levels on escape routes, open-area and high-risk task lighting coverage. Our commissioning certificates record every measured value.
Used on: all emergency lighting schemesThe UK electrical installation standard. EICR remedials are re-certified against the 18th edition (and 2022 amendments) before a satisfactory EIC or Minor Works Cert is issued.
Used on: every EICR C1 / C2 / C3 remedialThe primary UK fire-safety legislation. Defines the Responsible Person’s duty and the legal obligation to act on FRA Priority 1 findings. Every remedial is evidenced against a named RP.
Used on: all non-domestic fire safety remediationIntroduces specific duties for multi-occupied residential buildings, flat entrance doors, communal door inspections, wayfinding signage, fire door information for residents. We close every FSER 2022 gap.
Used on: blocks · HMO · HRB remediationEnhanced duties for Higher Risk Buildings, ≥18m or ≥7 storeys. Includes golden-thread documentation requirements. Remedials in HRBs are traceable at doorset level.
Used on: HRB remediation programmesThe statutory basis for mandatory HMO licensing (≥5 persons from 2+ households), additional & selective licensing, and the Housing Health & Safety Rating System. Our remedials close every Category 1 hazard.
Used on: HMO · selective licensing · HHSRS remediationThe de facto UK guidance for HMO fire safety. Used by most councils as the benchmark for licensing schedules of work. Our remediation scopes cross-reference LACORS clause numbers.
Used on: most HMO licensing remediationRegulation 12 “safe care and treatment” requires the premises to be safe. FS03 is the CQC fire-safety protocol. Remediation in care settings is documented for CQC review.
Used on: care home & supported-living remediationClick any borough to see the number of projects delivered in and around it. Counts accumulate direct and adjoining-borough work from a recent 100-project cohort.
4 out of last 100 projects completed in and around Barking & Dagenham postcodes: IG11.
8 out of last 100 projects completed in and around Barnet postcodes: NW4, EN5.
6 out of last 100 projects completed in and around Bexley postcodes: DA5.
16 out of last 100 projects completed in and around Brent postcodes, within our all-32-borough London service area.
9 out of last 100 projects completed in and around Bromley postcodes: BR1, BR3, SE20.
22 out of last 100 projects completed in and around Camden postcodes: NW1, NW5.
45 out of last 100 projects completed in and around City of London postcodes: EC4.
7 out of last 100 projects completed in and around Croydon postcodes: CR0.
6 out of last 100 projects completed in and around Ealing postcodes, within our all-32-borough London service area.
5 out of last 100 projects completed in and around Enfield postcodes: EN3.
18 out of last 100 projects completed in and around Greenwich postcodes: SE3.
17 out of last 100 projects completed in and around Hackney postcodes: E9.
11 out of last 100 projects completed in and around Hammersmith & Fulham postcodes: SW6, W12.
13 out of last 100 projects completed in and around Haringey postcodes: N4.
6 out of last 100 projects completed in and around Harrow postcodes: HA1.
3 out of last 100 projects completed in and around Havering postcodes, within our all-32-borough London service area.
4 out of last 100 projects completed in and around Hillingdon postcodes: UB4, UB5.
7 out of last 100 projects completed in and around Hounslow postcodes: TW3.
12 out of last 100 projects completed in and around Islington postcodes: N1.
18 out of last 100 projects completed in and around Kensington & Chelsea postcodes, within our all-32-borough London service area.
2 out of last 100 projects completed in and around Kingston upon Thames postcodes, within our all-32-borough London service area.
36 out of last 100 projects completed in and around Lambeth postcodes: SW4.
24 out of last 100 projects completed in and around Lewisham postcodes: SE13, SE23.
8 out of last 100 projects completed in and around Merton postcodes, within our all-32-borough London service area.
17 out of last 100 projects completed in and around Newham postcodes: E16.
4 out of last 100 projects completed in and around Redbridge postcodes: IG8.
11 out of last 100 projects completed in and around Richmond upon Thames postcodes: TW2, TW11.
31 out of last 100 projects completed in and around Southwark postcodes: SE1, SE15, SE17, SE22.
1 out of last 100 projects completed in and around Sutton postcodes, within our all-32-borough London service area.
33 out of last 100 projects completed in and around Tower Hamlets postcodes: E1, E2, E14.
7 out of last 100 projects completed in and around Waltham Forest postcodes, within our all-32-borough London service area.
11 out of last 100 projects completed in and around Wandsworth postcodes: SW11, SW17, SW18.
22 out of last 100 projects completed in and around Westminster postcodes: W1, W2, SW1, NW8, WC2.
Based on our last 100 invoiced projects across London. “In and around” counts accumulate direct-borough work plus work in adjoining boroughs. Numbers reflect this cohort, our full 6-month delivery extends beyond it.
Each of these projects started with a failed inspection and a hard statutory deadline. Names and addresses anonymised; everything else is drawn from the actual completion pack.
A seven-bedroom HMO in Leytonstone failed its licensing renewal audit. Schedule of works: 4 bedroom doors non-compliant, alarm system Grade D instead of required Grade A LD2, emergency lighting absent on first landing, EICR returned C2 for an unbonded supplementary water pipe, two HHSRS Category 2 hazards.
Seven-day survey-to-start; four FD30S leaves fitted with Grade 13 hinges, Perkomatic closers and full intumescent packs; upgrade to Grade A LD2 system with interlinked detectors throughout; three-hour maintained EL units across landings; EICR items rectified and re-certified; amenity standards uplifted. Closed out in 22 calendar days.
A 42-flat block in Rotherhithe had a Type 3 Fire Risk Assessment flag 11 Priority 1 items: flat entrance doors failing BS 8214 gap tolerances, missing cold-smoke seals on corridor doors, combustible cladding on two risers, L5 alarm coverage gap in four voids, EL duration failing on two stair cores.
Phased weekend programme: 42 flat entrance door seal-and-gap remediation + 8 FD30S doorset full swaps; corridor door smoke-seal retrofit + closer replacement; fire-stopping at the two riser penetrations; L5 detector installation; EL battery replacement across both stair cores. Managed as one critical-path programme over 4 weekends.
An 18-bed residential care home in Kilburn had a CQC inspection identify premises-safety concerns under Regulation 12: room doors non-certified (15 units), lack of photoluminescent wayfinding signage, EICR C2 for kitchen isolator, compartmentation gap between kitchen and resident corridor. Registered Manager agreed a 14-day action plan with CQC.
Out-of-hours installation over 8 shifts: 15 FD30S timber-finish doorsets selected for dementia-friendly visual cues, Grade 13 hinges, EN 1154 closers fitted to manufacturer spec; full ISO 7010 wayfinding scheme; kitchen isolator rewired and re-certified; intumescent batt fire-stopping at corridor. Zero resident displacement.
Missed remedial deadlines are not treated as administrative slips by enforcement teams , they are treated as the failure itself. Here’s the range of penalties Responsible Persons face under the current UK framework.
Housing Act 2004 civil penalty regime, issued by councils for HMO licensing breaches, HHSRS hazards and selective licence failures.
The Regulatory Reform (Fire Safety) Order 2005 allows unlimited Crown Court fines where a Responsible Person places people at risk of death or serious injury.
Building Safety Act 2022 Section 156 substantially amends the Regulatory Reform (Fire Safety) Order 2005. Article 32 offences under the amended RRO 2005 can attract unlimited fines and up to 2 years’ imprisonment, with an elevated exposure for Responsible Persons of Higher Risk Buildings.
Where a HMO licence should have been held but wasn’t, tenants can apply to reclaim up to 12 months’ rent, and often do, now that specialist claim services exist.
First-tier Tribunal can ban a landlord from letting for a minimum 12 months. Banned landlords are listed on the national database.
Where urgent fire or electrical work isn’t done, councils can do it themselves and invoice the landlord, typically at a 30% uplift over a market quote.
Most buildings insurance policies require the Responsible Person to maintain fire and electrical compliance. Failed remedials almost always trigger policy exclusions in the event of a claim.
Housing Ombudsman & Regulator of Social Housing can publish formal determinations against named social landlords for missed significant-repair timescales.
Every one of the above penalties exceeds what a full 5-pillar remedial programme would ever cost. The question for every Responsible Person is purely one of sequencing: close the window before it closes on you.
Every HSE remedial programme has a named lead across each relevant discipline, and the same face turns up to survey, deliver and close out. Accountability isn’t a line item on our contracts; it’s the contract.
Twenty years in fire and HMO compliance across the London private rented sector, blocks and care-home portfolios. Personally responsible for every remedial scope issued by HSE Property Checks.
Fifteen years installing certified doorsets across London residential, commercial and HRB projects. Personally responsible for installation conformity and on-site quality control on every door remedial.
EICR remedial and fire alarm design, install and maintenance are all delivered in-house under our NICEIC Approved Contractor registration, signed by Fernando Olivera as Qualifying Supervisor. All statutory certificates are issued under our own registrations, never subcontracted, never whitewashed. Each named engineer’s full profile is listed on our About page.
Cross-checked against Google, Bark and direct references from managing agents and care-home groups. Every review cites the remedial outcome, not just the paperwork.
“HSE was the only contractor who came in, surveyed every item on the Waltham Forest schedule and gave us one fixed quote. Licence renewed inside the deadline. We’ve since put two more HMOs through them.”
“11 Priority 1 items on a 42-flat block. Four weekends. No complaints. Completion pack went straight to our FRA assessor and he re-signed the report the same week. Excellent project managers.”
“Our CQC inspector identified premises-safety issues and we had 14 days to evidence action. HSE worked shifts around our residents, 15 dementia-friendly doors, wayfinding, compartmentation. CQC took the pack without challenge.”
“I had an unsatisfactory EICR with six C2 items and a looming tenant move-in. Kevin’s team triaged the report same day, remediated in five working days, issued a clean new EIC. Tenants moved in as planned.”
“We had quotes from two fire contractors and an electrician. HSE came in 18% cheaper combined, with one project manager for all three. The finance team specifically asked to use them again.”
“The completion pack is the thing. Every certificate, every photo, mapped to every item on the council’s schedule. Our licensing officer said it was the tidiest submission he’d had all year.”
Remediation is rarely the beginning or the end. Most clients engage us for the inspection that preceded it, and the maintenance regime that follows. Every service page below is maintained by the same team.
FDIS-compliant inspection to BS 8214 / BS 476-22. Use this if you haven’t yet had the failure report, we inspect first, then remediate.
See the inspection service →Full FD30S & FD60S doorset supply and installation. Where remedial works require full replacement rather than repair.
See the installation service →Quarterly and 6-monthly maintenance programmes that prevent the next failed inspection. Fully reactive & planned cycles.
See the maintenance service →Type 1–4 FRAs for blocks, HMOs, care settings & commercial. Our FRAs drive most of the remedial volume we deliver.
See the FRA service →Design, install, commission and maintain BS 5839-1 & BS 5839-6 systems. Standalone service when the remedial is alarm-only.
See the alarm service →BS 5266-1 design, install & commission. Standalone service when only the EL scheme fails the FRA or EL test.
See the EL service →Bundled inspect + remediate + maintain packages for landlords, HMOs, blocks and care. Best value across the portfolio.
See package pricing →End-to-end HMO licensing & LACORS compliance. Pre-licensing audits, schedule-of-works remediation and renewals.
See HMO compliance →The twelve questions we’re asked most often after a failed inspection. Use the nav below to jump straight to the one that applies.
Compliance remedial works are the corrective actions required to fix defects identified in a statutory inspection, a Fire Risk Assessment, FDIS fire door inspection, EICR electrical report, HMO licensing audit or LACORS schedule. HSE Property Checks delivers end-to-end remediation across fire doors, fire alarms, emergency lighting, electrical systems (EICR C1/C2/C3) and HMO/HHSRS works, issued under one completion pack that satisfies the Responsible Person’s legal duty under the Regulatory Reform (Fire Safety) Order 2005, Housing Act 2004 and Building Safety Act 2022 Section 156.
Failed inspection reports are triaged within 2 hours. A fixed-price remedial survey is booked within 48 hours, and a scope-of-works quote is issued within 5 working days of the survey. C1 Danger Present defects are attended within 24 hours; C2 and FRA Priority 1 defects are scheduled to complete inside the statutory 28-day window where access permits.
For indicative pricing, no, our interactive estimator gives a realistic range from property type and defect mix alone. For a fixed-price quote, yes, we request the failed FDIS, FRA, EICR or HMO report and then carry out a compliance remedial survey to capture the true scope, access, substrate and product-specification requirements. Every remedial works quote is survey-verified before works begin.
Yes. We routinely deliver remedial works against FDIS inspection reports, FRA action plans, EICR reports, LACORS schedules and HMO licensing audits produced by other inspectors. Our survey verifies the findings, closes any gaps in the scope, and our completion pack cross-references the original failure items so the Responsible Person has a clean audit trail.
Several regulatory regimes impose a 28-day remediation deadline. EICR C2 (Potentially Dangerous) defects must be corrected and re-certified within 28 days of the unsatisfactory report. Most FRA Priority 1 findings and LACORS improvement notices adopt the same window. EICR C1 (Danger Present) must be made safe immediately, typically within 24 hours. Selective licensing schemes often require remediation evidence within 21 days. We design every remedial programme to finish inside the shortest applicable statutory window.
Yes, this is our core differentiator. Most remedial contractors handle a single discipline (fire doors only, or EICR only). HSE Property Checks delivers all five compliance pillars, fire door works (BS 8214), fire alarm remediation (BS 5839-1/6), emergency lighting (BS 5266-1), EICR electrical (BS 7671) and HMO/HHSRS property works, under one project manager, one completion pack, one warranty and one invoice. This is especially useful after an FRA or licensing audit that flags defects across multiple disciplines.
Costs are always survey-verified but typical ranges are: Minor fire door works (seals, closers, hinges, gaps) £45–£195 per door. Intermediate works (leaf replacement, glazing, frame repair, ironmongery upgrade) £295–£695 per door. Full FD30S/FD60S doorset replacement £495–£995 fitted. EICR C2 remedial packages £195–£650 per circuit. Fire alarm Grade upgrades £595–£2,500+ per property. Emergency lighting schemes £395–£1,250. Full HMO compliance upgrade bundles from £1,800. Volume discounts at 10+/25+/50+ units.
Yes. The “Responsible Person” (landlord, freeholder, managing agent or RP under RRO 2005) carries a legal duty to address significant fire and electrical risks identified in an inspection. Failure can lead to an improvement notice, prohibition notice, prosecution, an unlimited fine and, under Building Safety Act 2022 Section 156, personal criminal liability for senior managers in Higher Risk Buildings. Councils can also carry out works in default and recover costs from the Responsible Person.
Both. Every remedial project is closed with a single Compliance Remedial Completion Pack that cross-references each original failure item, plus each discipline-specific statutory certificate (BS 8214 installation conformity for fire doors, BS 5839 commissioning certificate for alarms, BS 5266 commissioning certificate for emergency lighting, EIC Electrical Installation Certificate for EICR works). One binder, multiple statutory certificates, accepted by councils, FRA assessors, insurers and the Building Safety Regulator.
Yes. We design phased programmes around tenant access, with 48-hour written notice, weekend and out-of-hours capability, tenant communication templates, and dust/noise control. Fire doors can typically be swapped in 2–4 hours per door; alarm grade upgrades are often completed in a single day per property. All our engineers are DBS-checked.
Our 12-month workmanship warranty covers every remedial item we complete. If a council, insurer or FDIS re-inspection identifies that workmanship within the warranty period does not meet the specified standard, we remediate at no charge. Product defects are covered by the relevant manufacturer warranty (typically 5+ years on certified doorsets). If a remedial item is outside the agreed scope of works, we re-survey and quote transparently.
Yes. For Higher Risk Buildings (≥18m or ≥7 storeys) we deliver remedial programmes that feed directly into the golden-thread documentation regime, with doorset-level O&M information, certified product evidence and traceable installer records. We liaise with the Accountable Person, principal contractor and Building Safety Regulator as required.
We triage failed inspection reports within 2 hours. Fixed-price survey on site within 48 hours. Scope-of-works and fixed-price quote within 5 working days. Every remedial programme is designed to close the shortest applicable statutory window.
Where a failed FDIS inspection flags defects specifically on fire doors, we coordinate the fire-door remedial package with our specialist fire-door team at Fire Doors Pro, 48-hour turnaround on ironmongery, seals and doorset integrity.
