Why fire doors matter
A fire door is an engineered safety device. When a fire breaks out, correctly specified and maintained fire doors hold back flames and smoke — typically for 30 or 60 minutes — keeping escape routes clear and compartmenting the building so people can get out and the fire service can get in.
They only work as a complete assembly: the leaf, frame, hinges, seals, glazing, closer and hardware all have to be right. A single missing seal, an oversized gap, or a closer that doesn’t shut the door fully can stop a fire door doing its job — which is exactly why regular, competent inspection matters.
The two laws you need to know
Most buildings in England are covered by one or both of these:
1. The Regulatory Reform (Fire Safety) Order 2005 (“the Fire Safety Order”)
This applies to virtually all non-domestic premises — offices, shops, factories, warehouses, care homes, schools, hospitality and the common parts of blocks of flats. It requires the responsible person to keep fire doors and other fire precautions in efficient working order and good repair. Inspection frequency isn’t fixed in the Order itself, but it must be enough to keep doors reliably safe — in practice, periodic professional inspection.
2. The Fire Safety (England) Regulations 2022
These came into force on 23 January 2023 and add specific, dated duties for multi-occupied residential buildings, including the well-known fire door checks under Regulation 10.
Not sure which applies to you?
If you own, manage or let a building — commercial or residential — at least one of these almost certainly does. Get in touch and I’ll help you work out your obligations.
Regulation 10 & how often to check
Under Regulation 10 of the Fire Safety (England) Regulations 2022, in residential buildings over 11 metres in height, the responsible person must:
- Carry out checks of fire doors in the common parts at least every 3 months; and
- Use best endeavours to check flat entrance doors at least every 12 months.
They must also provide residents with information on the importance of fire doors to a building’s fire safety. For premises covered only by the Fire Safety Order 2005, there’s no fixed interval — but a documented inspection every 6 to 12 months is widely regarded as good practice and helps evidence compliance.
The Regulation 10 checks themselves are deliberately simple — visual checks the responsible person, a caretaker or a managing agent can carry out in-house, without a specialist. Where you’d rather have an independent, documented record to rely on, that’s exactly what a professional inspection gives you.
Common-part fire doors in residential buildings over 11m
Flat entrance doors in those buildings
Recommended for most other premises
Who is the “responsible person”?
The responsible person is whoever has control of the premises. Depending on the building, that could be the:
- Building owner or freeholder;
- Landlord or managing agent;
- Employer, for a workplace; or
- Facilities manager or duty holder acting on their behalf.
The responsible person doesn’t have to do the inspections personally — but they do have to make sure they’re done by someone competent, and that any defects are put right by a competent contractor as soon as reasonably practicable. Using a competent, independent inspector is a clear way to show you’ve taken your duty seriously.
What a good fire door looks like
A quick way to sanity-check a fire door — though a full inspection goes much further:
- Certification & labels: is there evidence it’s a genuine fire door (e.g. a label or plug in the top edge)?
- Gaps: consistent gaps around the leaf, typically around 2–4mm at the top and sides.
- Seals: intumescent strips and smoke seals present, intact and continuous.
- Hinges: usually three, CE/UKCA-marked, firmly fixed with no missing screws.
- Closer: closes the door fully onto the latch from any position.
- Glazing & signage: fire-rated glazing where fitted, correct “Fire door keep shut” signage.
- Condition: no damage, holes or unauthorised alterations to the leaf.
These checks reflect the guidance in BS 8214:2026 — the UK code of practice for the specification, installation and maintenance of fire doors. It came into force on 31 March 2026, replacing BS 8214:2016, and now covers fire doors of all materials (timber, steel, glazed and composite) with a stronger, evidence-led approach. It’s guidance rather than law, but it’s the benchmark that competent inspections and reports are measured against.
Spotting a problem is easy. Judging severity isn’t.
Whether a defect is a minor note or a serious risk takes trained judgement — which is why every defect in your report is graded by priority, so you know exactly what to fix first. That’s where an independent inspection pays for itself.
Penalties for getting it wrong
Fire safety law is enforced by the local Fire and Rescue Authority. Breaches can lead to enforcement or prohibition notices, unlimited fines, and in the most serious cases imprisonment. Beyond the legal risk, poorly maintained fire doors put residents, staff and the public in real danger — the whole reason the rules exist.
The good news: staying compliant is straightforward. Regular, competent inspections and a documented record of checks and repairs are usually all it takes to demonstrate you’ve met your duties.
Common questions
How often must fire doors be inspected?
In residential buildings over 11 metres, common-part fire doors must be checked at least every three months and flat entrance doors at least once a year. In other premises covered by the Fire Safety Order 2005, fire doors must be kept in efficient working order, and periodic inspection is strongly recommended.
Who is the responsible person for fire doors?
The responsible person is usually the building owner, landlord, employer or managing agent who has control of the premises. They are responsible for ensuring fire doors are maintained and, where required, for keeping records of checks.
What are the penalties for non-compliance?
Failing to comply with fire safety law can result in enforcement action, unlimited fines and, in serious cases, imprisonment.
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- Qualified, competent inspector
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- Reports typically within 48 hrs
- No obligation
This guide is general information, not legal advice, and is correct to the best of my knowledge as of 2026. Always refer to the current legislation and official guidance, or seek professional advice for your specific building.