Fire Door Compliance
for Landlords
The law changed in January 2023. If you own or manage a multi-occupied residential building, you now have statutory duties to carry out quarterly and annual fire door checks — with criminal liability for non-compliance. We make it straightforward.
Your Legal Duties at a Glance
Every 3 Months
Quarterly checks of all communal fire doors in multi-occupied residential buildings over 11m
Every 12 Months
Annual checks of all flat entrance fire doors — residents must permit reasonable access
Fire Risk Assessment
All communal and non-domestic areas must have an up-to-date FRA that covers fire doors
Non-Compliance
Unlimited fines, criminal liability and enforcement notices that can prohibit occupancy
Your Legal Duty as a Landlord
Fire door compliance is not discretionary. Four pieces of legislation — all currently in force — place direct legal duties on residential landlords and the penalties for non-compliance are serious.
Fire Safety (England) Regulations 2022
Introduced mandatory statutory inspection frequencies for the first time. Responsible persons in multi-occupied residential buildings over 11m must check communal fire doors quarterly and flat entrance fire doors annually. Non-compliance is a criminal offence — not a regulatory matter.
Fire Safety Act 2021
Explicitly extended the scope of the Fire Safety Order to include the structure and external walls of buildings, and crucially — flat entrance fire doors. Your tenant's front door is your legal responsibility if it opens onto a shared communal area.
Regulatory Reform (Fire Safety) Order 2005
Requires a fire risk assessment for all non-domestic premises and the communal areas of residential buildings. Fire doors are a critical element of the passive fire protection strategy and must be assessed, documented and maintained as part of the FRA process.
Building Safety Act 2022
Creates the Accountable Person role for higher-risk buildings over 18m — with personal liability for fire safety compliance including fire doors. Strengthens regulatory oversight and introduces a Building Safety Regulator with enforcement powers.
What Happens If You Don't Comply
Enforcement action against landlords for fire safety failings has increased significantly since January 2023. These are not theoretical risks — they are the documented consequences of non-compliance with the Fire Safety Order.
Enforcement & Prohibition Notices
The fire authority can require immediate compliance or restrict occupation of the building — total loss of rental income until resolved.
Unlimited Fines
Prosecution for breach of the Fire Safety Order can result in unlimited fines in the Crown Court. There is no cap.
Criminal Prosecution
Responsible persons can face criminal prosecution — including imprisonment — for serious or persistent fire safety failures.
Insurance Voidance
Insurers may decline fire damage claims where compliance cannot be evidenced — leaving you personally liable for claims from residents.
HMO Licence Revocation
For HMO landlords, persistent non-compliance with fire safety conditions is grounds for licence revocation — the end of lawful operation.
How Often Your Fire Doors Must Be Checked
The required frequency depends on building height, door location and property type. These are legal minimums — your fire risk assessment may specify more frequent checks based on building-specific risk.
Communal Fire Doors
All communal fire doors in multi-occupied residential buildings over 11m — including stairwell doors, corridor doors, lobby doors, and all other communal fire doors throughout the building.
Fire Safety (England) Regs 2022Flat Entrance Doors
All flat entrance fire doors in the same building type must be inspected annually on a best endeavours basis. Residents must be given reasonable opportunity to provide access — refused access must be documented.
Fire Safety (England) Regs 2022Over 18m — Communal
Buildings over 18m are subject to monthly communal fire door checks under the 2022 Regulations — in addition to the annual flat entrance requirement that applies at 11m and above.
Fire Safety (England) Regs 2022HMOs & Other Properties
Properties below the 11m threshold — including HMOs — must maintain fire doors in good working order and carry out inspections at a frequency determined by the fire risk assessment.
Fire Risk Assessment RequirementWe Work Across All Residential Property Types
From a single HMO to a portfolio spanning multiple property types — we provide consistent FDIS-approved fire door compliance across all of them.
Blocks of Flats
Communal and flat entrance fire door programmes for apartment blocks of all sizes — quarterly and annual statutory schedules managed end-to-end.
HMOs
Inspections and compliance works for licensed HMOs of all sizes — reports formatted to support licence applications and council requests.
Converted Properties
Statistically the most non-compliant property type. Original internal doors rarely meet fire door standard — we identify and remediate all non-compliant doors.
Mixed-Use & Student
Residential over commercial and purpose-built student accommodation — efficient programmes covering all fire doors throughout the building.
Component-by-Component — Not a Visual Check
A routine landlord walk-through is not a fire door inspection. Our FDIS-certified inspectors assess 10+ components per door against specification — the reason 68% of doors in older stock fail inspection.
Self-Closing Device
Tested from full open (90°+). Must close and latch without assistance. A door that doesn't latch provides zero fire protection — the most critical single component.
Intumescent & Smoke Seals
Inspected for continuity, damage and paint coverage. Painted-over seals are extremely common in older stock and compromise the door's ability to resist fire gases under heat.
Gap Tolerances
Measured at head, both jambs and threshold. Maximum 3mm at head and sides; maximum 4mm at the base. Even 1–2mm over tolerance is a recordable defect.
Hinges
Minimum three certified fire-rated hinges required. Incorrect specification — including non-fire-rated hinges fitted during DIY maintenance — is a significant finding in 14% of inspections.
Certification Mark
The FD30S or FD60 certification plug on the hinge edge confirmed present and legible. Absent, painted-over or sanded-off marks require specialist assessment of the door's provenance.
Vision Panel, Ironmongery & Frame
Vision panel glazing and beading, all ironmongery (handles, locks, letter plates), threshold seal, and frame integrity including the door stop condition.
Defect Severity & Required Action
In fire safety law, "promptly" means as soon as reasonably practicable. For critical defects this can mean same-day action. Fire Doors Pro carries out all remedial works directly — no separate contractor required.
| Severity | Common Examples | Required Timescale | Our Response |
|---|---|---|---|
| ⚠ Critical | No self-closer; door won't latch; wedged open; no seals at all | Same day — or take door out of service until repaired | Priority same-day or next-day attendance available |
| Significant | Painted-over or damaged seals; excessive gaps; wrong hinges; missing threshold | Within 28 days | Scheduled within your required timescale |
| Advisory | Minor surface wear; seal approaching end of life; borderline gap | Document and monitor | Flagged in report; actioned at next scheduled visit |
Component Remediation — Most Cases
The majority of defects found on inspection can be resolved through component-level remediation — no full door replacement required.
- Intumescent & smoke seal replacement
- Door closer adjustment or replacement
- Hinge upgrade to certified fire-rated
- Gap rectification via re-hanging or planing
- Threshold seal installation
- Fire-rated filler for holes or minor damage
Full Door Replacement — Where Required
Needed where a door lacks certification, has structural damage, or cannot be economically brought to compliance through component works.
- FD30S door sets — supply, deliver, install
- FD60S door sets — supply, deliver, install
- Vision panel and beading replacement
- Full frame replacement where required
- Post-installation inspection included
- Updated compliance certificate issued
Transparent Pricing — No Hidden Call-Out Fees
Indicative pricing for London and the South East, 2024/25. All costs are per door unless stated. A clear, fixed quote is provided before any works begin.
| Service | Indicative Cost |
|---|---|
| Fire door inspection — up to 20 doors | £15 – £35 / door |
| Fire door inspection — 20+ doors (portfolio rate) | £8 – £20 / door |
| Intumescent & smoke seal replacement (supply & fit) | £50 – £140 / door |
| Door closer replacement — standard (supply & fit) | £90 – £180 / door |
| Door closer replacement — concealed or floor spring | £150 – £350 / door |
| Hinge set replacement (supply & fit, set of 3) | £80 – £160 / door |
| Gap rectification — re-hang or door adjustment | £75 – £200 / door |
| Full FD30S door set (supply, deliver, install) | £400 – £750 / door |
| Full FD60S door set (supply, deliver, install) | £650 – £950 / door |
| PPM maintenance contract (annual, per door) | Contact us for rates |
The cost of non-compliance: An enforcement notice prohibiting occupancy of your property stops all rental income until compliance is achieved. A landlord with 10 fire doors paying £250/year in inspection and maintenance costs spends £25 per door annually. A single prohibition notice on a 10-unit block can cost months of lost rent — many times that figure. The maths is straightforward.
Audit-Ready Documentation After Every Visit
Every inspection produces a complete documentation package — everything needed to demonstrate compliance to managing agents, insurers, your local council and the fire authority.
Present to your managing agent as documented evidence of your legal obligations being met
Submit to your insurer to evidence that fire doors are inspected and maintained to standard
Provide to the fire authority in the event of an inspection or enforcement visit
Support HMO licence applications and renewals with structured, professional documentation
Digital Inspection Report
Full door-by-door schedule with findings for every component inspected on every door.
Photographic Evidence
Timestamped photographs of every defect identified — unambiguous visual evidence per door.
Pass / Fail Per Door
Clear compliance status for each individual door — no ambiguity about what requires action.
Compliance Certificate
Building-level certificate issued after every survey — ready to present to any party.
Frequently Asked Questions
What are a landlord's fire door obligations?
Under the Fire Safety (England) Regulations 2022, responsible persons for multi-occupied residential buildings over 11 metres must carry out quarterly checks of all communal fire doors and annual checks of flat entrance fire doors. A fire risk assessment covering fire doors must also be in place under the Fire Safety Order 2005. The Fire Safety Act 2021 added flat entrance doors to scope. All duties have been in force since January 2023.
How often do I need to check fire doors as a landlord?
Quarterly for all communal fire doors in buildings over 11m; monthly for communal doors in buildings over 18m; and annually for all flat entrance fire doors in buildings over 11m. For HMOs and properties below the 11m threshold, the fire risk assessment determines frequency — typically at least annually. These are legal minimums, not targets.
Can a tenant refuse access for the annual flat entrance door check?
You must use best endeavours — write to residents in advance, offer flexible appointment times, and document every attempt. Where access is refused after documented reasonable attempts, record the refusal with dates and method of contact. Their refusal does not remove your legal duty, but documented best endeavours is a significant protection in the event of enforcement action.
Do I need a fire risk assessment as well as fire door inspections?
Yes — both are required and they serve different purposes. A fire risk assessment covers the building holistically and specifies all fire safety measures required, including inspection frequencies. Fire door inspections are the recurring, component-by-component survey that delivers what the FRA requires. Neither replaces the other.
My fire doors look fine — do I need a professional inspection?
Yes. 68% of fire doors in older residential stock have at least one defect — and most are invisible during a routine walk-through. Painted-over intumescent seals, gaps 1–2mm over tolerance, hinges of incorrect specification, and obscured certification marks are all extremely common findings. None are detectable without a trained, close-range, component-by-component assessment.
Can you manage fire door compliance across multiple properties?
Yes. We work with landlords and property managers across portfolios of multiple properties — coordinating inspection schedules, delivering consistent FDIS-approved standards and providing centralised documentation across all properties. A single PPM contract can cover your entire portfolio under one agreement with one set of reporting.
Are Your Properties Fire Door Compliant? Get a Programme Quote Today.
We Also Work With Other Property Professionals
Our fire door compliance services extend across all building types and client categories — not just residential landlords.
Property Managers
Portfolio-wide inspection programmes, PPM contracts and centralised reporting — one partner for all your fire door compliance across any number of properties.
Learn moreHousing Associations
Large-scale fire door inspection and maintenance programmes for housing association portfolios — consistent FDIS-approved standards and long-term compliance partnerships across multiple sites.
Learn moreWhich doors need fire rating in your HMO, at what spec, inspection frequencies and documentation for licence applications.
6-bed South London HMO, 8 doors inspected, 5 defects found, full compliance achieved. See the itemised cost breakdown.
Transparent pricing from 8 per door inspection to 750 for a full FD30S replacement, no hidden fees.
The complete legal framework, FSO 2005 through Building Safety Act 2022, in one definitive reference.