Passive fire protection costs

Most passive fire protection is priced after a survey, because the cost sits in access and in what is found once ceilings come down. This sheet gathers what is published: guide prices for fire doors, and the value of real public contracts for surveys, fire stopping, remediation and damper testing. All read November 2026. A guide, not a quote.

Sheet: PF-20
Subject: Costs
Scope: England, Scotland, Wales
Prices read: November 2026

PF-20.1

Fire door inspection cost estimator

Enter your number of doors and the level of inspection. The estimate uses published per-door prices and applies the minimum visit fee for small jobs.

Estimate

£1,000 to £2,600

40 doors at £25 to £65 each, excluding VAT.

Typical per-door ranges from published UK contractor price guides, autumn 2026. The detailed survey band is open-ended at the top. A guide, not a quote.

Find a fire door inspector

PF-20.2

Fire door supply and fitting prices

Typical item prices for FD30 timber doors, from published UK contractor price guides, autumn 2026. Certified doorsets for flat entrances usually cost more.

Item	Typical price
FD30 door leaf, ply veneer	£65 to £80
FD30 door leaf, ply veneer, glazed	£200 to £250
FD30 door leaf, oak veneer	£175 to £200
FD30 door leaf, oak veneer, glazed	£235 to £600
Hang the door (labour)	£30 to £50
New timber lining	£40 to £100
Intumescent strips and smoke seals	£10 to £30
Hinges, closer, latch (supply and fit)	£50 to £200
Steel fire door, commercial or industrial	£1,000 to £3,500
One FD30 timber door replaced, built up Leaf, fitting, seals and ironmongery; lining added on the high side	£155 to £980
Joiner day rate	About £300

PF-20.3

Published contract values

Surveys, fire stopping and remediation have no public price lists, so these award notices are the best evidence of what real jobs cost. Values as published, mostly excluding VAT. Frameworks are a ceiling across many buildings over several years, not one job.

Surveys

Buyer	Work	Published	Value
Gloucestershire Health and Care NHS Foundation Trust	Fire compartmentation survey	May 2025	£14,600
City of London (Barbican Estate)	Intrusive surveys of risers, plant rooms and below-ground spaces at two blocks, then fire stopping	September 2023	£68,370
NHS trust, Warrington Hospital	Survey of compartment walls in one hospital wing	February 2025	£82,692

Fire stopping and remediation

Buyer	Work	Published	Value
University of the West of England	Fire remedial works to 18 flats	July 2024	£92,664
Newcastle City Council	Fire stopping to mid and high rise residential blocks	March 2024	£98,000
East Suffolk Council	Fire stopping, compartmentation and door works at one block in Lowestoft	May 2023	£332,329

Damper testing

Buyer	Work	Published	Value
Liverpool Women’s NHS Foundation Trust	Locate and test fire and smoke dampers, one year	October 2025	£11,729

Frameworks

Buyer	Work	Published	Value
Believe Housing	Passive fire compartmentation surveys and remedial works (lot 1), two years	January 2026	£3,770,000
South London and Maudsley NHS Foundation Trust	Surveys and remedial works for fire stopping and compartmentation breaches, three years	February 2026	£4,400,000

We do not name the firms that won these contracts, and we are not connected to any of the buyers.

PF-20.4

What drives the price

Access
Risers, ceiling voids and flats that need booking, keys, out-of-hours work or scaffolding. Usually the biggest single factor.
What is found
Surveys often turn up more breaches than expected once tiles are lifted. Remediation is priced per item, so the count matters.
Fire rating
A 120-minute wall or floor needs heavier seals, boards and thicker coatings than a 30 or 60-minute one.
Occupied or empty
Working around residents, patients or tenants is slower than an empty floor or a site under refurbishment.
Asbestos
Older buildings need asbestos information before anything is drilled or opened, and sometimes removal first.
Records and certification
Photos, labels and third-party certificates for every item add time but are worth paying for.

Where these prices come from

Fire door inspection and fire door supply and fitting figures are typical ranges from published UK contractor price guides, autumn 2026, summarised by us. Contract values are taken from award notices on the government's Contracts Finder and Find a Tender services, each linked in the tables above. Everything was read in November 2026. A guide for budgeting, not a quote.

PF-20.6

Questions about costs

How much does a fire door inspection cost?

Published guide prices are £10 to £30 a door for a basic visual check, £25 to £65 for an inspection with a written report, and £35 to £80 or more for a detailed survey with photos and a remedial schedule. Small sites often have a minimum visit fee of £200 to £800 or more.

How much does a compartmentation survey cost?

There is no published price list. Public contracts show the range: £14,600 for one NHS site, £68,370 for intrusive surveys and fire stopping at two blocks on the Barbican Estate, and £82,692 for one hospital wing. A small block is usually priced by the day after a look at the plans.

How much does fire stopping cost?

Per item, it depends on the wall, the service and the access, so firms quote after a survey. As a guide to scale, Newcastle City Council published £98,000 for fire stopping to mid and high rise blocks, and East Suffolk Council £332,329 for fire stopping, compartmentation and door works at one block.

How much does it cost to replace a fire door?

Built up from published item prices, one FD30 timber door replaced typically costs £155 to £980 before VAT: the leaf, hanging it, seals, ironmongery and sometimes a new lining. Steel fire doors run £1,000 to £3,500.

Is VAT included?

Contract values are shown as published on each notice, mostly excluding VAT. The door item prices are guide prices with the VAT basis not stated. Ask every contractor to quote excluding VAT so you can compare.

Who pays for passive fire protection works in flats?

It depends on the leases and the building. Work to common parts usually goes through the service charge. For higher-risk buildings there are extra limits on passing some remediation costs to leaseholders. Take advice on your own leases.

Find a passive fire protection contractor

Three short steps: where the building is, what the job is, and how to reach you. It takes about two minutes.

This is a free matching service, not a passive fire protection contractor. We find one who covers your area and name them to you first. Nobody contacts you until you say yes.

Step 1 of 3

Where is the building?

Postcode