Fire Door Regulations for Blocks of Flats: Compliance Guide
A comprehensive guide to fire door regulations flats, covering the Fire Safety (England) Regulations 2022, fire door inspection requirements, self-closing device obligations, flat entrance fire door standards, and managing agent responsibilities for ensuring fire door compliance across residential blocks.
Introduction to Fire Door Regulations
Fire door regulations flats have undergone significant strengthening in recent years, driven by the findings of the Grenfell Tower Inquiry and the subsequent legislative response. Fire doors are a fundamental component of the passive fire protection strategy in any block of flats, providing compartmentation that contains fire and smoke within a single dwelling and protects the communal escape routes that residents rely upon to evacuate safely.
A properly installed and maintained fire door buys critical time during a fire, holding back flames and toxic smoke for a minimum of 30 minutes in most residential settings. This compartmentation is what enables the stay-put strategy adopted in many blocks of flats, where residents not directly affected by the fire are advised to remain in their own flats while the fire service tackles the blaze. When fire doors fail, whether through poor maintenance, damage, or the absence of essential components such as intumescent strips and self-closing devices, the entire strategy is compromised.
This guide sets out the current regulatory requirements for fire doors in blocks of flats, explains the inspection and maintenance regime, and outlines the responsibilities of freeholders, managing agents, and leaseholders. For broader guidance on fire safety in residential buildings, see our dedicated fire safety guide.
The Fire Safety (England) Regulations 2022 and Fire Door Requirements
The Fire Safety (England) Regulations 2022, which came into force on 23 January 2023, introduced a range of new duties for responsible persons in residential buildings. These regulations were a direct response to the Grenfell Tower Inquiry Phase 1 recommendations and significantly strengthened the requirements around fire door inspection and maintenance in higher-risk residential buildings.
Buildings Over 11 Metres
For residential buildings with a top storey over 11 metres above ground level, the fire safety regulations 2022 impose specific duties relating to fire doors. The responsible person must ensure that all fire doors in the common parts are inspected at least every three months (quarterly), and that all flat entrance doors are inspected at least once a year (annually). These are minimum frequencies, and more frequent inspection may be appropriate depending on the findings of the fire risk assessment.
Information Sharing Duties
The regulations also require the responsible person to provide residents with information about the importance of fire doors to the building's fire safety strategy. Residents must be told not to tamper with self-closing devices, not to prop fire doors open, and to report any damage to fire doors in the communal areas. This duty of information sharing reinforces the collective responsibility for fire door compliance within the building.
Wayfinding Signage and Floor Plans
In buildings over 18 metres, the fire safety regulations 2022 also require the provision of floor plans and wayfinding signage for the fire and rescue service. While not directly related to fire doors, these requirements form part of the broader compliance framework that managing agents must address. For guidance on these duties in taller buildings, see our high-rise safety guide.
Fire Door Inspection Regime
A robust fire door inspection regime is essential for maintaining fire door compliance and ensuring the ongoing safety of residents. The inspection process should be systematic, documented, and carried out by a competent person who understands the technical requirements of fire door installations.
Quarterly Checks for Communal Fire Doors
Communal fire doors in buildings over 11 metres must be inspected at least every three months. Each inspection should check that the door leaf is in good condition with no warping, cracking, or damage to the face of the door. The frame must be securely fixed and free from distortion. Intumescent strips and cold smoke seals must be present, continuous, and undamaged. All hinges must be secure, with three hinges fitted to each fire door as a minimum. The self-closing device must close the door fully into its frame from any open angle, and the door must latch securely without manual assistance.
Annual Checks for Flat Entrance Doors
Flat entrance fire doors must be inspected at least annually in buildings over 11 metres. The annual inspection covers the same elements as the quarterly communal door check, but also requires the inspector to assess the door from both sides, checking the condition of the internal face, the letterbox (if fitted, it must be a fire-rated type), the viewer (which must also be fire-rated), and the overall gaps between the door and frame. Best practice is to coordinate flat entrance door inspections with the managing agent's broader health and safety programme to ensure comprehensive coverage.
Record Keeping
The responsible person must maintain detailed records of every fire door inspection, including the date, the identity of the inspector, the findings for each door, and any remedial actions identified. These records must be made available to the fire and rescue service upon request. A clear audit trail of inspections and remedial works demonstrates ongoing fire door compliance and is essential evidence in the event of an enforcement inspection or, in the worst case, a fire incident.
Self-Closing Device Requirements
Self-closing devices are a critical component of any fire door installation. Without an effective self-closing device, a fire door cannot perform its intended function because it relies on being closed to provide fire and smoke resistance. The Fire Safety (England) Regulations 2022 placed particular emphasis on self-closing devices, making their provision and maintenance an explicit duty for the responsible person.
Technical Requirements
A self-closing device must be capable of closing the door fully into its frame from any open angle, overcoming the resistance of intumescent strips, smoke seals, and any latch mechanism. The device should be CE or UKCA marked and tested to the relevant standard. Overhead door closers are the most common type used in residential blocks, and they must be correctly sized for the weight and width of the door. An undersized closer will not generate sufficient force to close the door properly, while an oversized closer may make the door difficult for residents to open, creating accessibility concerns.
Common Issues
The most common issues with self-closing devices include closers that have been removed or disabled by residents who find them inconvenient, closers that have worn out and no longer generate enough force to close the door, and doors that are routinely propped open with wedges or holdback devices that are not linked to the fire alarm system. Managing agents should make clear to all residents that tampering with or disabling a self-closing device is a fire safety risk that compromises the protection of the entire building.
Hold-Open Devices
The only acceptable way to hold a fire door in an open position is with an electromagnetic hold-open device that is linked to the building's fire alarm system. When the fire alarm activates, the device releases the door and the self-closing device closes it automatically. These devices are commonly used on communal fire doors in corridors with high foot traffic, where keeping the door open improves accessibility while maintaining fire safety. Any other method of holding a fire door open, such as wedges, hooks, or cord, is a breach of fire safety requirements.
Flat Entrance Doors vs Communal Fire Doors: Responsibilities
Understanding the distinction between flat entrance fire doors and communal fire doors is essential because the responsibilities for each differ. Both types of fire door play a vital role in the building's compartmentation strategy, but the allocation of responsibility for maintenance and replacement depends on the location of the door and the terms of the lease.
Communal Fire Doors
Communal fire doors are those located in the shared parts of the building, including corridor doors, stairwell doors, doors to bin stores, plant rooms, and service risers. These doors are the responsibility of the freeholder or managing agent, who must ensure they are properly maintained and inspected at the required frequency. The cost of maintaining and replacing communal fire doors is typically recoverable through the service charge as a building maintenance expense.
Flat Entrance Doors
The flat entrance fire door sits at the boundary between the leaseholder's demise and the communal areas. In many leases, the flat entrance door falls within the leaseholder's repairing obligations, which means the leaseholder is responsible for its maintenance and condition. However, the responsible person under the Regulatory Reform (Fire Safety) Order 2005 must still ensure that flat entrance doors provide adequate fire resistance as part of the building's overall fire safety strategy. This creates a practical tension where the managing agent may need to require a leaseholder to replace a non-compliant door, even though the door is technically the leaseholder's responsibility.
Lease Interpretation
The precise allocation of responsibility depends on the wording of the individual lease. Some leases include the flat entrance door within the landlord's repairing covenant, while others place it squarely with the leaseholder. Where there is ambiguity, legal advice should be sought before commencing a fire door replacement block of flats programme. Managing agents must review the lease terms carefully and communicate clearly with leaseholders about their obligations and the consequences of non-compliance.
Replacement Costs, Service Charges, and Section 20 Consultation
A large-scale fire door replacement block of flats programme can represent a significant cost. Understanding how these costs are funded, the role of the service charge, and the consultation requirements under Section 20 is essential for both managing agents and leaseholders.
Typical Costs
The cost of replacing a single fire door, including supply, installation, intumescent strips, cold smoke seals, hinges, and a self-closing device, typically ranges from several hundred to over a thousand pounds depending on the specification and the building's requirements. In a block with dozens of communal fire doors and flat entrance doors, the total programme cost can be substantial. Managing agents should obtain competitive tenders and ensure that all replacement doors are third-party certified to the required fire resistance standard.
Section 20 Consultation
Where the cost of fire door replacement qualifies as major works under the Section 20 consultation process, the managing agent must follow the statutory consultation procedure before committing to the expenditure. This involves serving a notice of intention on all leaseholders, inviting them to make observations and nominate contractors, obtaining at least two estimates, and serving a statement of estimates before proceeding. Failure to comply with the Section 20 process limits the amount recoverable from each leaseholder to two hundred and fifty pounds per qualifying period.
Reserve Funds and Payment Plans
Where the building has a healthy reserve fund, the cost of fire door replacement may be met in whole or in part from the reserve, reducing the immediate impact on leaseholders. Managing agents who anticipate a fire door replacement programme should build the expected cost into the reserve fund strategy. Where the reserve is insufficient, offering leaseholders a payment plan can help spread the cost and reduce the risk of arrears. For more information on funding major works, see our dedicated guide.
Managing Agent Obligations and Enforcement
Managing agents acting as the responsible person, or on behalf of the responsible person, have a range of obligations in relation to fire door compliance. These obligations are enforceable by the fire and rescue service, and failure to meet them can result in enforcement action, prosecution, and significant financial penalties.
- Implementing a programme of quarterly inspections for all communal fire doors in buildings over 11 metres
- Coordinating annual inspections of flat entrance fire doors and liaising with leaseholders to arrange access
- Maintaining detailed records of all fire door inspections, findings, and remedial actions taken
- Ensuring all self-closing devices are in good working order and replacing faulty devices promptly
- Communicating with residents about the importance of fire doors and the prohibition on tampering with self-closing devices
- Managing the procurement and installation of replacement fire doors through a compliant tender process
- Following the Section 20 consultation procedure where fire door replacement constitutes major works
- Reporting fire door conditions to the fire risk assessor and incorporating findings into the fire risk assessment
At Block, we take fire door compliance seriously. Our team ensures that every building we manage has a clear fire door inspection and maintenance programme in place, with full documentation and transparent reporting to directors and leaseholders. For a broader overview of our approach to building safety, see our health and safety guide.
Frequently Asked Questions About Fire Door Regulations
Who is responsible for fire doors in a block of flats?
Responsibility for fire doors in a block of flats is divided between the freeholder or managing agent and the individual leaseholders. The freeholder or their appointed managing agent is responsible for all fire doors in the communal areas of the building, including corridor doors, stairwell doors, and doors to plant rooms or service risers. This responsibility extends to ensuring that communal fire doors are correctly installed, properly maintained, and inspected at the intervals required by the Fire Safety (England) Regulations 2022. Flat entrance doors, which form a critical part of the building's compartmentation strategy, are typically the responsibility of the individual leaseholder under the terms of their lease. However, the responsible person for fire safety purposes, usually the freeholder or managing agent, must still ensure that flat entrance doors meet the required fire resistance standard and are fitted with effective self-closing devices. Where a flat entrance door is defective, the managing agent may need to coordinate replacement and recover the cost through the service charge.
How often should fire doors be inspected?
The Fire Safety (England) Regulations 2022 introduced specific inspection frequencies for fire doors in residential buildings. For buildings over 11 metres in height, all fire doors in communal areas must be inspected at least every three months, which means a quarterly check of corridor doors, stairwell doors, and any other fire doors serving shared parts of the building. Flat entrance doors in buildings over 11 metres must be checked at least annually. These inspections should assess the condition of the door leaf, frame, intumescent strips, cold smoke seals, glazing, hinges, and self-closing devices. The door must close fully into its frame from any open angle without manual assistance. Inspections should be carried out by a competent person with sufficient knowledge and experience of fire door installations. Records of every inspection must be kept by the responsible person and made available to the fire and rescue service upon request. For buildings below 11 metres, there is no statutory minimum frequency, but best practice recommends regular inspection as part of the overall fire risk assessment.
Do flat entrance doors need to be fire doors?
Yes, flat entrance doors in blocks of flats are required to be fire doors. The flat entrance door is one of the most critical components of the building's fire safety strategy because it provides compartmentation between the individual flat and the communal escape route. Building Regulations Approved Document B specifies that flat entrance doors should achieve at least 30 minutes of fire resistance, commonly referred to as FD30 or FD30S where smoke seals are also required. The Fire Safety (England) Regulations 2022 reinforced the importance of flat entrance doors by requiring the responsible person to ensure they are fitted with effective self-closing devices in buildings over 11 metres in height. A flat entrance door that does not meet the required standard compromises the safety of the entire building because it allows fire and smoke to spread into the communal corridor, blocking the escape route for residents on that floor and potentially throughout the building. Replacing a non-compliant flat entrance door is therefore a high priority for any managing agent carrying out a fire door compliance programme.
What are self-closing device requirements for fire doors?
The Fire Safety (England) Regulations 2022 require that all fire doors in the common parts of residential buildings over 11 metres in height are fitted with self-closing devices that are in good working order. This requirement also extends to flat entrance doors in these buildings. A self-closing device is a mechanism, typically a door closer mounted at the top of the door, that ensures the door closes fully into its frame from any angle without manual assistance. The device must be strong enough to overcome the resistance of any intumescent strips or smoke seals and latch the door securely into the frame. Self-closing devices must be maintained in proper working order, and any device that is damaged, disconnected, or too weak to close the door fully must be repaired or replaced promptly. Residents must not prop fire doors open or disable self-closing devices, as doing so defeats the compartmentation that the door is designed to provide. The only exception is where a door is held open by a device linked to the fire alarm system that releases the door automatically when the alarm activates.
Can leaseholders be charged for fire door replacements?
Whether leaseholders can be charged for fire door replacements depends on the terms of the lease and the location of the door. Communal fire doors are part of the building's common parts, and the cost of replacing them is typically recoverable through the service charge under the maintenance and repair provisions of the lease. Where the replacement programme constitutes major works and the total cost exceeds the statutory threshold, the freeholder or managing agent must follow the Section 20 consultation process under the Landlord and Tenant Act 1985 before committing to the expenditure. Failure to consult properly limits the amount that can be recovered from each leaseholder to two hundred and fifty pounds per qualifying period. Flat entrance doors present a more nuanced position. If the lease places responsibility for the flat entrance door on the leaseholder, the leaseholder may be required to fund the replacement directly. However, if the responsible person for fire safety purposes determines that the door must be replaced to comply with fire safety regulations, the cost may be recoverable through the service charge if the lease terms permit. Managing agents should take legal advice on lease interpretation before commencing a large-scale fire door replacement programme.
What happens if fire doors in my block are not compliant?
If fire doors in your block are not compliant with current regulations, the responsible person, typically the freeholder or managing agent, is in breach of their fire safety obligations under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety (England) Regulations 2022. The fire and rescue service has the power to carry out inspections of residential buildings and can issue enforcement notices requiring the responsible person to take remedial action within a specified timeframe. In serious cases, the fire and rescue service can issue prohibition notices that restrict the use of all or part of the building until the fire safety deficiencies are resolved. Failure to comply with an enforcement or prohibition notice is a criminal offence that can result in prosecution and unlimited fines. Beyond regulatory enforcement, non-compliant fire doors represent a genuine risk to life. Fire doors that do not close properly, lack intumescent strips or smoke seals, or have been damaged allow fire and smoke to spread through the building, reducing the time available for evacuation and potentially blocking escape routes. If you believe the fire doors in your block are not compliant, you should raise the matter with your managing agent in writing and, if no action is taken, report the concern to your local fire and rescue service.
Need Help With Fire Door Compliance?
Whether you are a managing agent seeking to implement a fire door inspection programme, a director concerned about fire door compliance in your building, or a leaseholder with questions about fire door replacement costs and responsibilities, Block Management Company is here to help. Our experienced team manages fire door regulations flats compliance across hundreds of buildings nationwide.