Guide to Fire Door Compliance Checks for Landlords

A fire door can look sound at first glance and still fail when it is needed most. A missing seal, damaged closer, unsuitable lock or excessive gap around the frame can allow smoke and fire to spread far sooner than intended. This guide to fire door compliance checks gives landlords, managing agents and property managers a practical way to inspect doors, record issues and arrange the right repairs before an inspection, tenancy handover or emergency exposes a problem.

Why fire door checks need a planned approach

Fire doors are not ordinary internal doors. They are designed and installed as part of a tested fire-resisting system, helping to protect escape routes and contain fire and smoke for a specified period. That protection depends on the door leaf, frame, hinges, seals, glazing, closer, ironmongery and installation working together.

For property managers, the challenge is often operational rather than theoretical. A block may have communal doors, flat entrance doors, cupboards opening onto protected corridors and plant-room doors, each with different risks and responsibilities. In a busy portfolio, small defects can be missed between reactive repairs, void works and tenant move-ins.

A planned checking routine makes the work manageable. It also creates a clear record of what was found, what action was taken and when further specialist advice was required. A tick-box form alone is not enough, but it is far better than relying on memory or assuming a door is compliant because it has a blue or coloured label.

Guide to fire door compliance checks: know which doors matter

Start with the fire strategy and fire risk assessment for the building where these are available. They should identify the protected routes and areas where fire-resisting doors are required. Do not make assumptions based only on location. A door in a corridor may not be a fire door, while a seemingly ordinary service-cupboard door could be a critical part of the building’s fire protection.

In blocks of flats, the Regulatory Reform (Fire Safety) Order applies to common parts. Since January 2023, responsible persons for multi-occupied residential buildings over 11 metres are expected to carry out quarterly checks of communal fire doors and annual checks of flat entrance doors. Other buildings and lower-rise properties may need different arrangements, based on their fire risk assessment and use.

For a single let house or flat, the applicable duties can differ from those in a block or commercial premises. However, any fire door installed to meet building regulations or form part of a means of escape still needs to be kept in proper working order. If there is uncertainty over responsibility or frequency, obtain competent fire-safety advice rather than adopting a generic schedule.

What to check during an inspection

A useful inspection begins at the top of the door and works methodically around the frame, then checks the hardware and operation. The aim is to identify visible damage, poor adjustment and unauthorised alterations that could affect performance.

Door leaf, frame and gaps

Look for cracks, holes, splits, warping, delamination or damaged edges. Pay particular attention to the bottom and hinge side, where everyday use and cleaning equipment often cause damage. Any penetrations for cables, letter plates, viewers or access control equipment need to be suitable for the fire-door specification.

Check that the frame is firmly fixed and that gaps around the leaf are reasonably consistent. Large, uneven or excessive gaps can allow smoke and hot gases through. The gap beneath the door also matters, particularly where smoke seals or fire-stopping arrangements are specified. Measurements and acceptable tolerances depend on the door system, so avoid trying to cure a gap with improvised packing, brush strips or sealant.

Seals, hinges and glazing

Intumescent strips should be continuous, undamaged and properly fitted in the grooves or locations specified for the door. Combined smoke seals must not be painted over, missing or crushed. Paint build-up is a common issue in refurbished properties and can stop seals from expanding or the door from closing correctly.

Confirm that hinges are secure, with no missing screws or obvious wear. Fire doors commonly use three suitable hinges, but the correct specification depends on the tested doorset. If the door has vision panels, inspect the glass, beads and seals for damage, movement or inappropriate replacement materials. Standard glass or loose beading may compromise the door’s rating.

Closers, locks and latches

Open the door fully and allow it to close without being pushed. It should close onto the latch from any position, without slamming excessively or sticking on the floor, carpet or frame. A closer that has been disconnected for convenience is a serious defect, particularly on a communal escape route.

Check that the latch engages securely. A fire door should not be wedged open unless it is held by an appropriate, tested hold-open device connected to the required fire alarm arrangements. Door wedges, bins, hooks and makeshift catches are not acceptable solutions.

Locks, handles, letter plates and other ironmongery must be compatible with the door’s fire performance. Replacing a lock after a tenancy change may be necessary, but drilling extra holes or fitting unsuitable hardware without checking the doorset can create a compliance issue. This is one reason fire door repairs and lock changes should be planned together rather than treated as unrelated jobs.

Record findings properly and act on defects

Your record should identify the door, its location, the date checked, the person carrying out the check, defects found and the action taken. Photographs are useful for damage, missing seals and adjustment problems, particularly where a repair needs approval or follow-up.

Not every defect has the same urgency. A door that will not close or latch, has major leaf damage, has missing intumescent seals or is wedged open should be dealt with promptly and, where needed, managed with interim safety measures agreed by a competent person. Cosmetic scuffs may be lower priority, provided they do not affect the door leaf, seals or operation.

Once work is complete, record the repair and recheck the door. Closing a maintenance ticket is not the same as confirming that the fire door now performs as intended. Repeated defects should also be investigated. For example, a closer repeatedly failing may point to misuse, poor adjustment, a heavy door leaf or an unsuitable component.

Avoid common compliance mistakes

The most frequent problems arise when fire doors are treated like standard joinery. Painting over seals, trimming the leaf to clear new flooring, replacing hinges with general-purpose items, fitting a non-fire-rated letter plate or removing a closer can all undermine the system.

Another mistake is relying on a label or plug alone. Labels can be painted over, removed or relate only to the original door component. A labelled leaf fitted in an unsuitable frame, with the wrong hardware or poor gaps, may still not provide the expected protection.

It is also risky to assume a competent general repair will automatically be a competent fire-door repair. Some work, such as minor adjustment, may be straightforward for an appropriately trained contractor. Structural damage, replacement doors, glazing changes, alterations to hardware or uncertainty over certification may require a specialist assessment. The safest route depends on the door, its rating, the building’s fire strategy and the nature of the defect.

Build checks into property maintenance

Fire door compliance is easier to manage when it is part of normal property operations. Include doors in void inspections, planned maintenance visits, communal-area checks and post-refurbishment sign-off. Tell contractors and occupiers not to wedge doors open or alter seals and closers without approval.

For landlords and agents managing properties across East Sussex, coordinating inspection records, repair work and wider maintenance through one reliable process can reduce delays at handover. Action Property Group can support practical fire door repairs, lock changes and property maintenance while helping clients keep clear sight of outstanding works.

A fire door only protects people when it closes, latches and remains intact. Treat every failed check as a chance to put the right issue right before it becomes an urgent one.