Fire doors in blocks of flats: what resident directors and freeholders need to check
Fire doors hold back fire and smoke long enough for residents to get out and for firefighters to get in. In a block of flats they are one of the most important safety features, and one of the most often neglected. Doors are wedged open, closers are removed, seals are painted over and letterboxes are swapped without anyone checking.
Since January 2023, the Fire Safety (England) Regulations 2022 have set out specific duties for the responsible person in residential buildings. Here is what they mean in practice for resident directors, RTM companies and freeholders.
What the regulations require
In every block with two or more flats, the responsible person must give residents fire safety instructions and information about the importance of fire doors. That includes reminding residents to keep doors shut when not in use, not to tamper with self-closing devices, and to report any damage or faults straight away.
In blocks over 11 metres tall, there are additional duties:
check the fire doors in communal areas, including their self-closing devices, at least every three months; and
use best endeavours to check flat entrance doors, including their self-closing devices, at least once a year.
Taller buildings, of 18 metres or more, have further requirements, such as secure information boxes and wayfinding signage. If your block falls into that group, make sure those are covered in your fire safety arrangements too.
What a good fire door check looks at
A visual check by a competent person should cover:
closing and latching: the door closes fully from any angle and engages the latch without being pushed;
gaps: the gaps around the frame are even and within tolerance, typically about 3mm;
seals: intumescent strips and smoke seals are present, intact and not painted over;
hinges and hardware: hinges are secure, with no missing screws, and any glazing, letterbox or spyhole is fire rated;
damage and alterations: no holes, cut-outs or replacement parts that would undermine the door's fire rating;
signage: "Fire door – keep shut" signs are in place on communal doors.
Record each check, with dates, findings and photographs, and follow up defects promptly. A record of regular checks is also what insurers and fire risk assessors will ask to see.
Flat entrance doors: the tricky part
Flat entrance doors often form part of the leaseholder's demise, which can make access and repairs less straightforward. Check the lease to see who is responsible for the door, write to leaseholders to arrange annual checks, and keep a record of every attempt to gain access. Where a door is non-compliant, the lease and the fire risk assessment will guide who needs to replace it and how quickly.
Make it part of the routine
Fire door checks work best when they are built into the regular inspection schedule rather than treated as a one-off. Link them to your fire risk assessment action plan, brief cleaners and contractors to report propped or damaged doors, and repeat the resident information each year.
Frequently asked questions
How often should communal fire doors be checked?
In blocks over 11 metres, at least every three months. In lower blocks, follow the frequency set by your fire risk assessment; regular checks are good practice whatever the height.
Do leaseholders have to let you check their front door?
The regulations require the responsible person to use best endeavours to check flat entrance doors annually in blocks over 11 metres. The lease will set out access rights, and keeping a record of every request is important.
Who pays to replace a non-compliant flat entrance door?
It depends on whether the door is part of the leaseholder's demise or the common parts under the lease. Check the lease before agreeing who is responsible.
Talk to Temphis
If you would like help setting up a fire door inspection routine for your building, contact the Temphis team to see how we can support you and your building.