Fire doors are life-saving barriers designed to hold back fire and smoke. They play a vital role in keeping people and buildings safe by providing time for people to escape and firefighters time to respond. In the event of a fire, fire doors help protect escape routes and support fire compartmentation slowing the spread of fire.
Consequently, fire doors are often a mandatory safety feature in both residential and commercial buildings. They must be inspected regularly to ensure they are working properly and meet current standards. Here we’ll be explaining what is required of property managers in both a legal and practical sense when it comes to managing fire doors in a residential setting.
What Makes a Fire Door Compliant?
A fire door set is made up of many components. Each part must work correctly to provide the right level of fire resistance. If even just one part is damaged or missing, the whole door may fail when it is needed most, during a fire.
A fire door set often includes:
- The door leaf: The solid core that resists fire for a set period (usually 30 or 60 minutes).
- The frame/surround: Designed to maintain integrity under extreme heat.
- Intumescent strips: These expand in high temperatures to block smoke and flames around the edges of the door.
- Cold smoke seals: Often fitted alongside intumescent strips, prevent smoke from seeping through in the early stages of a fire.
- Self closers: Mechanical devices that ensure the door closes fully and automatically and within a set time.
- Fire-rated hinges and hardware: Includes latches, handles, and locks – these must be tested for fire resistance and installed correctly, so as not to shatter when in contact with extreme heat.
Common defects include warped doors, broken or missing seals, damaged closers, painted over strips, removed closers, gaps around the frame (of more than 3mm), and doors that don’t latch properly. These issues can stop a fire door from working as intended and so must be fixed immediately.
Legal Requirements and Inspection Frequency
Under the Regulatory Reform (Fire Safety) Order 2005 and Fire Safety (England) Regulations 2022, property managers and responsible persons must ensure that fire doors are checked and maintained.
As of January 2023, the Fire Safety (England) Regulations require that responsible persons for residential buildings of more than 11 meters in height must check:
- Communal fire doors on a quarterly basis.
- Flat entrance doors on an annual basis.
These checks are now a legal duty, not just best practice. Failing to comply could lead to enforcement action, legal liability, fines, reputational damage and even custodial sentences, worse still risk lives of your residents in the event of a fire.
And For Buildings Under 11 Meters?
There are still legal requirements around fire doors for those managing a building under 11 meters in height although they are less obvious. To comply with the Regulatory Reform (Fire Safety) Order 2005, managers must ensure the safety of the escape route so that in the “event of danger” it must be possible for “persons to evacuate the premises as quickly and safely as possible”. With that in mind in order to maintain safe emergency routes it’s essential that all fire doors operate correctly during a fire. They therefore must continue to meet the minimum standard fire rating and be actively maintained.
To meet the broader requirement Leaseholders should ensure that their doors are inspected regularly, regardless of building height. There is no set time period for this but your decision on frequency should be both reasonable and justifiable in the event you are ever questioned by the authorities (whether post fire or just a routine inspection). We would suggest including the same checks as part of your Fire Risk Assessments.
What to Expect from an Inspection
A fire door inspection involves a visual check and a functional test. The aim of the inspection is to spot any signs of wear, damage or poor installation that could affect the door’s performance during a fire.
Inspectors should check:
- Whether the door closes fully and latches by itself without resistance
- That gaps between the door and frame are between 2-4mm
- The presence and condition of seals, hinges, and closers
- That correct signage is in place
- The integrity of any glazing
- Evidence of tampering, misuse or damage
Inspections should be carried out by a competent person – someone with suitable training and experience. Many property managers hire third-party competent inspectors for peace of mind and formal reporting.
After an inspection, a written report should be provided which outlines any findings and notes any remedial works required. It is the property manager’s job to ensure repairs are completed by qualified professionals, using approved parts.
Best Practice Tips
To stay compliant and maintain safe escape routes, property managers should keep a fire door register. This is a central record showing:
- Location of each fire door
- Inspection dates
- Any issues found and when they were fixed
- Notes on any upgrades or replacements
Between inspections, residents and staff should be encouraged to report any damage, faults or misuse, doors that are wedged open or not closing properly should be flagged immediately.
Good communication is also key. Let residents know when inspections are due and explain why access may be needed. After the inspection, provide updates on any work being carried out to build trust and help residents understand their role in keeping the building safe.
Fire door safety is not optional or based on best practice. It is a legal requirement and an essential part of building management. Routine inspections make sure that your building’s doors are ready to perform in the event of a fire.
By staying on top of inspections, keeping accurate records, and acting quickly regarding any issues, property managers can demonstrate due diligence as well as legal compliance and help protect every person in the building.
The 4site team are happy to advise, and we can provide comprehensive fire door inspections to help you meet your legal duties with confidence. Just give us a call with any questions.
