In this guide, we’ll break down what’s required, how often checks should happen, who’s responsible, and what to look out for.
Why Is Fire Door Maintenance Important?
Fire doors are a key part of a building’s passive fire protection system. If they fail to operate correctly, fire and smoke can spread quickly, putting lives at risk and reducing the time people have to escape.
Maintaining fire doors ensures:
- The door closes properly
- Gaps are within tolerance
- Intumescent strips and smoke seals are intact
- Hinges, closers, and latches are working as they should
- The door is not damaged, warped, or obstructed
Legal Maintenance Requirements
Under the Regulatory Reform (Fire Safety) Order 2005, building owners and “responsible persons” are required to ensure fire doors are regularly checked and maintained.
As of the Fire Safety (England) Regulations 2022, updated in 2023:
- Communal fire doors in buildings over 11 metres must be inspected every 3 months
- Flat entrance doors in these buildings must be checked at least once a year
Even if your building is smaller, regular checks are still expected as part of your fire risk assessment.
Fire Door Maintenance Checklist
Here’s what to look for during a fire door maintenance inspection:
1. Door Leaf
- No visible damage (cracks, warping, holes)
- The door closes fully and firmly onto the latch
2. Gaps and Clearances
- 2–4mm at the top and sides
- 8–10mm at the bottom (or manufacturer spec)
3. Intumescent Seals and Smoke Strips
- Must be continuous and undamaged
- Firmly attached in the frame or door edge
4. Hinges
- Minimum three fire-rated hinges
- Securely fixed with no missing screws
5. Door Closers
- Closes the door fully unaided
- Not leaking or stiff
6. Signage
- Clear “Fire Door Keep Shut” signs as required
7. Latches and Locks
- Working correctly and not impeding closure
8. Glazing (if applicable)
- Glass is fire-rated and not cracked or loose
- Beading is intact and secure
Who Is Responsible for Fire Door Maintenance?
The “responsible person” could be:
- The building owner
- A facilities manager
- A managing agent
In residential buildings, landlords or property managers take on this role. In commercial buildings, it’s typically the employer or designated fire safety officer.
They must:
- Carry out or arrange inspections
- Keep written records of checks
- Act promptly if any defects are found
Frequency of Fire Door Maintenance
There’s no one-size-fits-all answer, but a general guide is:
- High-traffic areas: Monthly or quarterly checks
- Flat entrance doors: Annually
- Commercial fire doors: Every 6 months minimum
More frequent checks may be needed where doors are in regular use, subject to damage, or exposed to moisture and temperature changes.
Professional Fire Door Maintenance
While basic checks can be carried out in-house, a professional fire door survey should be done regularly to ensure full compliance. Certified inspectors can:
- Test and verify every component
- Provide compliance reports
- Recommend necessary repairs or upgrades
Common Fire Door Maintenance Issues
- Damaged or missing seals
- Broken or leaking door closers
- Doors sticking or not latching
- Signage missing or vandalised
- Unauthorised modifications (e.g. air vents)
Left unchecked, these can render the door non-compliant.
Fire Door Maintenance in HMOs and Flats
Fire door maintenance is particularly important in:
- HMOs, where multiple households share a property
- Flats in buildings over 11m, now subject to enhanced legal inspection frequencies
Failure to maintain fire doors in these settings could invalidate insurance or lead to prosecution under fire safety law.
Stay Compliant, Stay Safe
Fire door maintenance isn’t optional. It’s a key part of your legal fire safety responsibilities and helps protect everyone in your building. Make sure you have a clear plan for regular checks, keep records, and call in a qualified expert when needed.
Need help with inspections or maintenance? We offer fire door surveys, compliance support, and practical advice to help you stay ahead of the rules, so you can focus on running your building safely and responsibly.
