Fire Door Regulations: Compliance Requirements for Property Managers
Fire door regulations in England are governed by a combination of the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, and the Fire Safety (England) Regulations 2022. Together, these create a comprehensive framework of duties for the responsible person in residential and commercial buildings.
Fire doors are critical components of a building’s passive fire protection system. They serve two purposes: preventing the spread of fire and smoke between compartments, and protecting means of escape. A compliant fire door must carry the correct fire resistance rating (typically FD30 for 30 minutes or FD60 for 60 minutes), be properly fitted with intumescent strips and cold smoke seals, and have a functioning self-closing device.
The Fire Safety (England) Regulations 2022 introduced specific fire door check requirements for residential buildings over 11 metres. Communal fire doors must be checked at least quarterly, while flat entrance doors must be checked at least annually. These checks must verify that the door closes correctly, that intumescent strips and smoke seals are intact, that there is no visible damage, and that the self-closing device functions properly.
Fire door compliance extends beyond inspection schedules. When fire doors are replaced, the new doors must be third-party certified to the relevant British Standard (BS 476-22 or BS EN 1634-1). Installation should be carried out by competent persons, and certificates of conformity should be retained. Any modifications to a fire door — including adding locks, letterboxes, or viewers — must not compromise its fire performance.
Common fire door deficiencies found during inspections include damaged or missing intumescent strips, defective self-closing mechanisms, excessive gaps around door edges (more than 3mm), unauthorised modifications, and hold-open devices not connected to the fire alarm system. Each of these issues can compromise the door’s ability to resist fire for its rated period.
Custodia’s fire door inspection module allows property managers to record, track, and report on fire door checks across their portfolio. Each door can be individually identified and tracked, with automated scheduling for quarterly and annual inspections and clear visibility of outstanding remedial works.