Fire Door Regulations Explained: What Property Owners Must Do

Fire doors are one of the most important — and most misunderstood — parts of a building's fire safety. When they are specified, fitted and maintained correctly, they hold back fire and smoke for 30 or 60 minutes, protecting escape routes and buying the time that saves lives. When they are damaged, propped open or badly installed, they fail. This guide explains what UK fire door regulations actually require, how often doors must be checked, and who is responsible.

Who is legally responsible for fire doors?

In England and Wales, fire safety in non-domestic and communal premises is governed by the Regulatory Reform (Fire Safety) Order 2005. It places duties on the "responsible person" — usually the employer, building owner, landlord or managing agent. That person must carry out a fire risk assessment and ensure that fire doors are fit for purpose and properly maintained. Fire doors are treated as a general fire precaution, so keeping them in effective working order is a legal duty, not an optional extra.

How often must fire doors be checked?

Higher-rise residential blocks (over 11 metres)

The Fire Safety (England) Regulations 2022, which came into force on 23 January 2023, introduced specific duties for multi-occupied residential buildings with storeys above 11 metres. In these buildings the responsible person must carry out quarterly checks of all fire doors in the common parts, and make annual checks — on a "best endeavour" basis — of flat entrance doors that open onto communal areas. Residents must also be given information about why fire doors matter and the importance of not tampering with them.

Commercial premises and other buildings

Most commercial buildings sit outside those specific residential frequencies, but the underlying duty under the Fire Safety Order still applies: fire doors must be maintained in efficient working order. Industry best practice, reflected in BS 8214, is to inspect fire doors at least every six months — and more frequently for new installations in the first year, or for doors in high-traffic settings such as schools, care homes, hospitals and busy offices, where wear and tear is faster.

What a fire door inspection covers

A competent fire door inspection is more than a glance. A thorough check looks at:

• The gaps around the door — usually around 3mm (roughly the thickness of a pound coin), consistent along the top and both sides, in line with the manufacturer's specification.

• Intumescent strips and cold smoke seals — present, continuous and undamaged. These expand in heat to seal the gap.

• The self-closing device — it should close the door fully onto the latch from any angle, with no sticking.

• Hinges — typically three CE-marked hinges, firmly fixed with no missing or worn screws.

• The door leaf and frame — no holes, splits or unauthorised alterations that could compromise fire resistance.

• Certification — a label or plug (often on the top or hinge edge) confirming the door is a certified fire door.

• Glazing, signage and threshold gaps — correct fire-rated glass, 'Fire door – keep shut' signage, and an appropriate gap at the bottom.

Repair or replace?

Not every fault means a full replacement. Damaged seals, failed closers, worn hinges and incorrect gaps can often be put right by a competent fitter, restoring the door's rating. But a door leaf that has been cut down, drilled through or badly damaged, or a doorset with no traceable certification, usually needs replacing with a certified assembly. The key is that repairs and replacements are carried out by someone competent, using compatible, certified components — a fire door is only ever as good as its weakest part.

Fire doors done properly across Greater Manchester

Kilmal provides certified fire door installation and repairs for commercial and residential buildings across Manchester and the North West — from surveys and remedial work to full doorset replacement, with the documentation you need to demonstrate compliance. Fire doors also work hand in hand with detection, so it is worth reviewing your fire alarm system at the same time.

Frequently asked questions

How often should fire doors be inspected?

In residential buildings over 11 metres, communal fire doors must be checked quarterly and flat entrance doors annually. For commercial premises, best practice (BS 8214) is at least every six months, and more often for new or high-traffic doors.

Who is legally responsible for fire doors in a building?

The "responsible person" under the Regulatory Reform (Fire Safety) Order 2005 — usually the building owner, employer, landlord or managing agent — is responsible for ensuring fire doors are maintained in effective working order.

What is the correct gap around a fire door?

Typically around 3mm and consistent along the top and sides, in line with the door manufacturer's specification. Gaps that are too large can let fire and smoke pass and may mean the door needs adjustment or replacement.

Can a fire door be repaired, or must it be replaced?

Many faults — worn seals, failed closers, loose hinges — can be repaired by a competent fitter using certified components. Doors that have been cut, drilled or badly damaged, or that have no traceable certification, usually need replacing.

Do commercial premises need fire door inspections?

Yes. Under the Fire Safety Order the responsible person must keep fire doors in efficient working order, and regular inspections (at least six-monthly as best practice) are the accepted way to demonstrate this.

Need certified doors fitted or upgraded? Kilmal provides commercial fire door installation.