Void turnarounds, fire door sets and repairs for landlords, letting agents and developers across Newcastle and Northumberland. A recent full void was back to a lettable standard in five to seven working days. £250 to £300 a day, a free written quote before anything starts, one person for every trade, and small jobs as welcome as big ones.
Four things, mostly. Getting a property re-let, keeping it compliant, specifying work that survives a tenancy, and being the joiner on a developer’s programme who turns up.
A recent between-tenancy refurbishment, getting a property back to a standard it could actually be let at. The joinery ran to repairs throughout, replacement flooring, rotten floor joists cut out and replaced, kitchen alterations, new internal doors, and skirting and architrave right through.
Turned around in five to seven working days, at roughly £3,500 to £4,500 depending on the final repairs needed. Where a void also needs plastering, plumbing or electrical work, Alex coordinates those trades too, so the landlord deals with one person rather than booking four trades around each other and hoping they turn up in the right order.
The next one is quicker, because we already know your properties, your spec and how you like the paperwork. Nobody has to explain the boiler cupboard twice.
You will want the numbers before the property sits empty, so here they are.
£250 to £300.
Box & Beam’s own day rate. Bigger jobs are priced by the days they take.
£100 to £130.
Per door set. If an existing door has to come out first, that is added on top.
£3,500 to £4,500.
What a recent full void ran to, over five to seven working days. Yours depends on the repairs it needs.
£65 to £85.
£65 for an eggshell door, £85 for oak. Per door, to hang it and adjust it to close properly.
These are our own prices, not market averages, correct as of September 2026. What your job costs still depends on access, the state of the existing work and the spec, which is what the free quote is for. Quotes and site visits are always free. Box & Beam is not VAT registered, so there is no VAT to add to any price here.
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There is no single rule that says every rented property needs FD30 doors. Where fire doors are required, it comes through your HMO licence conditions or your fire risk assessment, and both vary by council and by building.
What is fixed is the Fire Safety (England) Regulations 2022, in force since January 2023. In buildings over 11 metres, communal fire doors have to be checked quarterly, and the responsible person has to make best efforts to check flat entrance doors every year. In all multi-occupied residential buildings, residents have to be given fire door safety information. Breaching that in a way which risks death or serious injury is a criminal offence.
The checks themselves are visual, and most failures are boring. As the government’s own guidance puts it, a fire door that does not close fully into its frame will not hold back fire and smoke, which is the entire point of it being there.
So: we fit FD30 and FD60 door sets where your licence conditions or fire risk assessment require them, and we hang them so they close properly into the frame, because a fire door hung badly is just an expensive door. If your assessment does not call for one, we will tell you that too. Whether an existing door has to be upgraded is for your fire risk assessment or your licence conditions to say, and we work to what they say.
Alex has completed NOCN assured training in timber fire door repair and maintenance, and the British Woodworking Federation’s Fire Door Installation Awareness course, both in August 2025. Copies are yours on request.
Commercial and domestic doors, hung, fitted with their ironmongery and finished.
Landlords do not choose a joiner on price. They choose the one who answers the phone and invoices properly.
Two of Alex’s own. The first ran across several rental properties at once, with the other trades coordinated around it.
Joinery and refurbishment across several rental properties: replacement kitchens and worktops, rotten floor joists and flooring, internal doors, skirting, handrails, newels and spindles (the posts and uprights of a staircase), loft hatches and general repairs. It was a bigger job, and Alex coordinated the other trades on it.
A number of kitchens fitted or altered. The work covered base and wall units, worktops, sinks, appliance openings and the joinery around them, and some were existing kitchens adapted rather than ripped out.
Most void turnarounds are the same handful of jobs in a different order. New internal doors, skirting and architrave are second fix. Rotten joists and anything structural are first fix. Tired kitchens get a new kitchen fitted or the old one altered, tired bathrooms get the boxing-in and sub-floor put right, and a property that needs all of it at once is a full renovation run as one job with one point of contact.
If you would rather see the whole list before deciding, it is on our joinery services page. We are based in Morpeth and take landlord work across Newcastle upon Tyne and Northumberland. The full list is on areas we cover.
Had Alex in to fit all the doors in my house. He did a fantastic job fitting them promptly for a fair price. He even shaved them to fit the door frames properly after we bought slightly bigger doors from an external supplier. He is friendly and a good laugh, who likes to turn up and do a good job for his customers. Would highly recommend. Attached photos of 2 of the doors he fitted on the day.
Really happy with the work from Box and Beam Joinery. Good quality work, turned up when they said they would and got the job done properly. Easy to deal with and no messing about. Would definitely recommend them.
Alex is just such a good guy. Honest hardworking and as straight as they come. Couldn’t recommend him enough top job every time 🙏
I got in touch with Alex as I needed some integrated appliances fitted in our kitchen and a new cupboard installed. He was very professional from start to finish. He did a brilliant job, was reliable and tidy, and really took pride in his work. Everything was finished to a high standard and we’re really pleased with the result. Would definitely recommend Alex and will happily use him again in the future.
Very professional amd quality job done ✔️ thanks
Not automatically, and not everywhere. There is no single rule that says every rented property needs FD30 doors. Where fire doors are needed it comes through your HMO licence conditions or your fire risk assessment, and those differ by council and by building. In buildings over 11 metres the Fire Safety (England) Regulations 2022 also bring in quarterly checks on communal doors and best efforts at annual checks on flat entrance doors. We fit them where your paperwork calls for them and we will say so when it does not.
An HMO is three or more tenants forming more than one household and sharing a kitchen or bathroom; five or more makes it a large HMO needing a council licence, and councils can attach their own conditions to that licence. Some councils also license smaller HMOs under additional licensing schemes. Those conditions and your fire risk assessment are what set the door requirement, not a national rule. Separately, the Management of HMOs Regulations 2006 put a duty on the manager to keep escape routes clear and in good repair.
A recent full void took five to seven working days including flooring, joists, doors, trim and kitchen alterations. Smaller ones are shorter, and some are a day job. You get the day count in writing before anything starts, so you know when you can advertise it.
Yes. £5m public liability with Markel, plus employers’ liability. Certificates go over on request. CSCS carded, DBS checked and SSSTS qualified as well, which matters if your building has a site induction.
Yes, and on most landlord work that is the point. Plastering, plumbing, electrics and tiling get coordinated around the joinery so the property is not sat empty waiting for someone to call back. You deal with one person from start to finish.
Yes. Once you are happy with the written quote, a deposit secures the booking and we agree a start date. The balance is due at the end, after we have walked round the finished work with you.
Both, big and small. One fire door, a run of skirting or a whole property between tenancies all get the same free written quote. An internal door is hung for £65 in eggshell or £85 in oak.
Would you rather talk it through? Ring 0191 743 3002 or email enquiries@boxandbeam.co.uk.
Every job carries a 12 month workmanship guarantee, and the balance is only paid once we have walked round the finished work with you. £5m public liability cover with Markel, employers’ liability on top, CSCS carded and DBS checked.
