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✓ Inspections by FDIS Approved Contractors
Fire Doors Pro
⚖️ Legal Duty · FDIS Approved · Updated 2024/25

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.

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Your Legal Duties at a Glance

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Every 3 Months

Quarterly checks of all communal fire doors in multi-occupied residential buildings over 11m

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Every 12 Months

Annual checks of all flat entrance fire doors — residents must permit reasonable access

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Fire Risk Assessment

All communal and non-domestic areas must have an up-to-date FRA that covers fire doors

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Non-Compliance

Unlimited fines, criminal liability and enforcement notices that can prohibit occupancy

⚖️ Legal Compliance
📅 Quarterly & Annual Programmes
📋 Audit-Ready Documentation
🔧 Inspect · Fix · Certify
🏙️ London & Home Counties
Jan '23
When statutory quarterly and annual inspection duties came into force for landlords
68%
Of fire doors in older residential stock have at least one defect found on inspection
Unlimited
Maximum fine for non-compliance with the Fire Safety Order in the Crown Court
48hrs
Our digital report turnaround — audit-ready compliance documentation, fast
Check Frequency

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.

Inspection Frequency by Building Height — Fire Safety (England) Regulations 2022
LOW-RISE Under 11m REQUIREMENT FRA-led — maintain in good repair 11m+ MID-RISE Over 11 metres STATUTORY REQUIREMENTS Communal: Quarterly · Flat entrance: Annually 18m+ HIGH-RISE HIGHEST DUTY Communal: Monthly · Flat entrance: Annually
Source: Fire Safety (England) Regulations 2022 (in force January 2023). Heights are measured from ground level to the floor of the highest storey.
Every 3
Months · Quarterly

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 2022
Every 12
Months · Annual

Flat 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 2022
Monthly
For High-Rise Buildings

Over 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 2022
FRA-led
HMOs & all buildings under 11m

HMOs & 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 Requirement
Property Types

We 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.

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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.

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HMOs

Inspections and compliance works for licensed HMOs of all sizes — reports formatted to support licence applications and council requests.

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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.

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Mixed-Use & Student

Residential over commercial and purpose-built student accommodation — efficient programmes covering all fire doors throughout the building.

What We Assess

Component-by-Component — Not a Visual Check

A routine landlord walk-through is not a fire door inspection. The FDIS-certified inspectors we contract assess 10+ components per door against specification — the reason 68% of doors in older stock fail inspection.

Fire Door Assembly — Components Assessed on Every Inspection
FD ↕ 3mm max VISION PANEL Certified glazing & beading INTUMESCENT SEALS Continuous, not painted over CERTIFICATION MARK FD30S / FD60 plug confirmed HINGES (MIN. 3) Certified, correct spec, no play THRESHOLD SEAL Max 4mm gap at base SELF-CLOSING DEVICE Closes & latches from any angle IRONMONGERY Certified, compatible assembly GAP TOLERANCES Max 3mm sides & head
All components assessed per door on every inspection visit, carried out by a contracted FDIS-certified inspector
01

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.

02

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.

03

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.

04

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.

05

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.

06

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.

When Doors Fail

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
Pricing

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.

ServiceIndicative 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.

Documentation

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

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Digital Inspection Report

Full door-by-door schedule with findings for every component inspected on every door.

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Photographic Evidence

Timestamped photographs of every defect identified — unambiguous visual evidence per door.

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Pass / Fail Per Door

Clear compliance status for each individual door — no ambiguity about what requires action.

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Compliance Certificate

Building-level certificate issued after every survey — ready to present to any party.

FAQ

Frequently Asked Questions

What are a landlord's fire door obligations?

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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?

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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?

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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?

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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?

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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?

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Yes. We work with landlords and property managers across portfolios of multiple properties — coordinating inspection schedules, delivering consistent FDIS scheme 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.

Get a Compliance Quote Call 020 3488 2247
Also Serving

We Also Work With Other Property Professionals

Our fire door compliance services extend across all building types and client categories — not just residential landlords.

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Property Managers

Portfolio-wide inspection programmes, PPM contracts and centralised reporting — one partner for all your fire door compliance across any number of properties.

Property manager portfolios
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Housing Associations

Large-scale fire door inspection and maintenance programmes for housing association portfolios — consistent FDIS scheme standards and long-term compliance partnerships across multiple sites.

Housing association compliance
Related Reading More Resources for Landlords
HMO Fire Door Compliance Guide

Which doors need fire rating in your HMO, at what spec, inspection frequencies and documentation for licence applications.

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Case Study: HMO Compliance in 7 Days

6-bed South London HMO, 8 doors inspected, 5 defects found, full compliance achieved. See the itemised cost breakdown.

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Inspection and Remediation Costs

Transparent pricing from 8 per door inspection to 750 for a full FD30S replacement, no hidden fees.

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UK Fire Door Compliance Guide

The complete legal framework, FSO 2005 through Building Safety Act 2022, in one definitive reference.

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