Fire door FAQs
Short, direct answers to the questions we get asked most, grouped by theme. Each links to the page where we cover it in more depth.
Our services
Do you install and maintain fire doors, or only inspect them?
All three. We inspect fire doors, maintain and repair them, and supply and install new or replacement doorsets. We also carry out fire stopping.
That means one firm can find the problems, fix them and keep the doors up to standard afterwards, with every visit added to the same QR record for each door.
Last reviewed October 2026
What areas do you cover?
We’re based in London and cover London and the South East on regular rounds. We also take on inspections, installation, maintenance and fire stopping anywhere in the UK, on the same standards and with the same records.
Last reviewed October 2026
How do I get a quote?
Call us, email us or use the contact form, and tell us roughly how many doors there are and where the building is. We’ll talk it through, arrange a survey if needed and send you a quote that reflects the actual job.
Last reviewed October 2026
What do I get after an inspection?
A photo report, a clear pass or fail for every door against its test evidence and BS 8214:2026, a QR tag on each door linking to its record, and a prioritised repair quote. You can forward the report to a freeholder, board or insurer.
More on fire door inspections →
Last reviewed October 2026
Can you repair doors from another company's inspection report?
Yes. Send us the report and we’ll quote for the remedial work. Our Fix & Certify add-on covers repairs only, and every repair is photographed and added to a QR record for the door.
More on maintenance and repairs →
Last reviewed October 2026
Responsibility
Who is responsible for fire doors in a block of flats?
The Responsible Person under the Regulatory Reform (Fire Safety) Order 2005, usually the freeholder, a residents’ management company or right-to-manage company, often acting through a managing agent. They must keep fire doors maintained and in good repair.
The Fire Safety Act 2021 confirmed that this duty covers flat entrance doors opening onto common parts, as well as communal doors. Who owns and pays for an individual flat door depends on the lease.
Last reviewed October 2026
Are fire doors a legal requirement?
Where a building’s fire strategy or the Building Regulations call for fire doors, yes. Once they’re there, the Regulatory Reform (Fire Safety) Order 2005 requires the Responsible Person to keep them maintained and in good repair. Not every door in a building needs to be a fire door.
Last reviewed October 2026
What happens if fire doors aren't maintained?
Fire and rescue services enforce the Fire Safety Order. They can issue enforcement notices and prosecute, and fines can be unlimited. Poorly maintained doors can also cause problems with insurers and, most importantly, may not protect people in a fire.
More on commercial buildings →
Last reviewed October 2026
What is a Responsible Person?
The person or organisation with the legal duty under the Fire Safety Order: usually the employer, owner, landlord, or whoever controls the premises. In a block of flats it’s often the freeholder, a residents’ management company or a right-to-manage company.
Last reviewed October 2026
What is an Accountable Person?
Under the Building Safety Act 2022, higher-risk buildings (18 metres or more, or 7+ storeys) must have an Accountable Person. They hold the safety case and a “golden thread” of digital building information, which fire door records feed into.
Last reviewed October 2026
Do HMOs need fire doors?
In most HMOs, yes. Councils commonly expect rooms opening onto the escape route, such as bedrooms and kitchens, to have 30-minute fire doors with self-closers, but the exact standard depends on the property, its fire risk assessment and the local council’s HMO standards.
The landlord, or the managing agent acting for them, is responsible for keeping fire doors in working order. Check your council’s HMO guidance, and we can inspect the doors against it.
More on commercial buildings →
Last reviewed October 2026
How often
How often should fire doors be inspected?
In England, residential buildings over 11 metres must have communal fire doors checked every three months and flat entrance doors checked at least once a year on a “best endeavours” basis, under Regulation 10 of the Fire Safety (England) Regulations 2022 (in force since 23 January 2023).
For other buildings, the frequency should be set by your fire risk assessment. Many buildings use a professional inspection every six months with routine visual checks in between. Busy or high-traffic doors may need checking more often.
More on fire door inspections →
Last reviewed October 2026
How often do fire doors need maintenance?
The Fire Safety Order requires fire doors to be kept maintained and in good repair, but it doesn’t set a fixed timetable. The right frequency depends on how busy the doors are, and your fire risk assessment should guide it.
In practice, the parts that wear fastest are closers, seals and hinges, especially on busy corridor and stair doors. Fixing them as soon as a check finds a problem is usually cheaper than waiting for a door to fail its next inspection.
More on maintenance and repairs →
Last reviewed October 2026
Can we do Regulation 10 checks ourselves?
Yes. Home Office guidance says Responsible Persons should be able to carry out routine Regulation 10 checks with simple instruction. A full inspection against each door’s test evidence and BS 8214:2026 is different and needs a competent inspector.
Last reviewed October 2026
Does Regulation 10 apply in Wales, Scotland or Northern Ireland?
No, it applies in England only. Wales follows the Fire Safety Order and Fire Safety Act but not Regulation 10’s check schedule. Scotland and Northern Ireland have their own fire safety laws.
Last reviewed October 2026
Cost
How much does a fire door inspection cost?
It depends on how many doors there are, how easy they are to reach (flat entrance doors need resident access) and what condition they are in. We quote after a short call about your building, so the price reflects the actual job.
Most of the real cost in fire door compliance sits in the repairs an inspection finds, not the inspection itself. That’s why every Burnham survey comes with a prioritised repair quote.
More on fire door inspections →
Last reviewed October 2026
Is the Compliance Check free?
Yes. The Compliance Check and the Reg 10 Planner are both free, and neither commits you to anything. They give general guidance based on your answers; they aren’t a fire risk assessment or an inspection.
Last reviewed October 2026
Is a maintenance plan better than one-off visits?
For most buildings with an ongoing duty, yes. A plan keeps inspections on schedule and lets repairs be done at agreed rates, so small fixes don’t need a new quote each time. One-off surveys suit buildings that need a baseline or a single round of repairs.
Last reviewed October 2026
Who can inspect
Who can inspect fire doors?
The law does not require a specialist for routine Regulation 10 checks: Home Office guidance says Responsible Persons should be able to carry them out with simple instruction. A full inspection is different. It needs someone competent to judge gaps, seals, hardware and alterations against the door’s test evidence and BS 8214:2026.
Recognised qualifications include FireQual qualifications, the ABBE Level 3 Award in Fire Door Inspection and Fire Door Inspection Scheme (FDIS) certification. Burnham’s inspections are carried out by FireQual-qualified inspectors.
More on fire door inspections →
Last reviewed October 2026
Technical
What gap should there be around a fire door?
Usually between 2mm and 4mm at the top and sides, but the door’s own test evidence always takes priority over general rules of thumb. Gaps that are too large are the most common reason fire doors fail inspection.
The gap under the door depends on the door’s test evidence and whether it needs to control smoke. BS 8214:2026 updated its under-door gap guidance, so older reports may be out of date.
More on fire door inspections →
Last reviewed October 2026
Do fire doors need self-closers?
Most fire doors need a self-closing device that closes the door fully and engages the latch from any open position. A fire door that is left open protects nothing.
Some doors, such as service cupboards kept locked shut, may be treated differently. Your fire risk assessment and the door’s specification decide this.
More on fire door inspections →
Last reviewed October 2026
What is BS 8214:2026 and what changed?
BS 8214:2026 is the British Standard code of practice for fire and smoke control doors. It was published on 20 March 2026 and replaces the 2016 edition.
The 2016 edition covered timber doors only. The new edition covers timber, steel, aluminium and composite doors, and updates the guidance on smoke seals and under-door gaps. Reports written against the 2016 edition may be worth revisiting.
More on fire door inspections →
Last reviewed October 2026
Can a fire door be held open?
Only with a suitable hold-open device that releases the door automatically when the fire alarm sounds. Wedges, fire extinguishers and door stops are never acceptable.
Hold-open devices need to be included in your fire risk assessment and tested along with the alarm.
More on commercial buildings →
Last reviewed October 2026
What is fire stopping?
Fire stopping seals the gaps and holes in fire-resisting walls and floors, for example where pipes and cables pass through. It keeps each compartment of a building intact so fire and smoke can’t spread through hidden routes.
It matters for fire doors because an unsealed hole next to a perfectly good door undoes the door’s work. Riser cupboards are a common problem area.
Last reviewed October 2026
How can I tell if a door is a fire door?
Look for a certification label or coloured plug, often on the top or hinge edge, intumescent strips around the edge or frame, a self-closer and a “Fire door” sign. Your fire strategy or previous inspection records should also say which doors are fire doors. If in doubt, ask an inspector.
More on fire door inspections →
Last reviewed October 2026
What do FD30 and FD60 mean?
FD30 means the door holds back fire for 30 minutes when closed; FD60 means 60 minutes. An “S” suffix, as in FD30S, means it also limits the spread of smoke. The rating each door needs is set by the fire strategy and fire risk assessment.
Last reviewed October 2026
What's the difference between a fire doorset and a door assembly?
A doorset is supplied complete from one source: leaf, frame, seals and hardware tested together. A door assembly is built on site from compatible certified parts. Both can be compliant, but an assembly depends on every part being traceable to test evidence.
Last reviewed October 2026
Why do fire doors fail inspection?
Fire Door Inspection Scheme data from more than 100,000 inspections found 75% of doors failed. Among failed doors, the biggest causes were gaps that were too large (77%), maintenance problems (54%) and smoke seal problems (37%). Almost a third were never fit for purpose because of poor installation.
More on fire door inspections →
Last reviewed October 2026
Can I paint a fire door?
Check the manufacturer’s guidance first. Whatever you do, never paint over the intumescent strips, smoke seals or the certification label or plug: paint can stop seals working and hide the evidence that the door is certified.
More on maintenance and repairs →
Last reviewed October 2026
Do fire doors need signs?
Most fire doors in common parts and workplaces need a sign such as “Fire door keep shut”, or “Fire door keep locked” for cupboards and risers. Some doors, such as flat entrance doors, usually don’t. Your fire risk assessment should confirm which doors need which sign.
More on fire door inspections →
Last reviewed October 2026
How long does a fire door last?
There’s no fixed lifespan. A well-made door that’s looked after can last many years, but how long it lasts depends on how heavily it’s used, how it’s treated and the manufacturer’s guidance.
The parts that move or seal usually wear first: closers, hinges, latches and seals. Most can be repaired or replaced like for like. A door needs replacing when it can no longer be brought back in line with its test evidence, for example after serious damage or unauthorised alterations. Regular inspections tell you which applies.
More on maintenance and repairs →
Last reviewed October 2026
Can a fire door be trimmed or cut down?
Only within the limits the manufacturer’s test evidence allows. Many fire doors can be trimmed by a small amount, but going further can invalidate the door’s certification.
New flooring is a common trap. Cutting the bottom off a door to clear a thicker carpet can leave it outside its tested limits and change the gap underneath. Check before anyone picks up a saw.
Last reviewed October 2026
Can a fire door have glass in it, and can the glass be replaced?
Yes, if the door was tested with glazing. The glass must be fire-rated and fitted with the glazing system it was tested with, including the right beads and seals.
Replacing a cracked pane with ordinary glass, or refitting it with the wrong beads, means the door no longer matches its test evidence. Cracked or broken glazing in a fire door should be dealt with promptly, using the specified replacement.
More on fire door inspections →
Last reviewed October 2026
What hinges does a fire door need?
The type and number of hinges set out in the door’s test evidence, usually hinges made and marked for use on fire doors. Most fire doors hang on three, but the test evidence decides.
Inspectors check that every hinge is the right type, firmly fixed, with no missing or loose screws and no signs of wear. A worn or loose hinge lets the door drop, which opens up the gaps and can stop the door closing properly.
More on fire door inspections →
Last reviewed October 2026
What are intumescent strips and smoke seals, and do they need replacing?
Intumescent strips sit in the edge of the door or frame and swell when heated, sealing the gap around the door in a fire. Smoke seals, usually brushes or flexible fins, limit the spread of cold smoke before the heat builds up.
They need replacing if they’re missing, damaged, loose or painted over. Replacements must match the door’s specification. Painted-over or missing seals are among the most common faults we find.
More on fire door inspections →
Last reviewed October 2026
Can a fire door be locked, and can I change the locks or handles?
Fire doors can be lockable where the fire strategy allows, but doors on escape routes must open quickly from the escape side without a key.
Any lock, latch, handle or other hardware must be compatible with the door’s test evidence. Swapping in hardware that isn’t, or cutting new holes for it, is a common reason doors fail inspection.
More on maintenance and repairs →
Last reviewed October 2026
What if a fire door has no label or certificate?
A missing label doesn’t automatically mean a door isn’t a fire door, but without evidence it’s hard to show what rating it has. An inspector will look for other evidence, such as a coloured plug in the door edge, the building’s records, or the way the door is built and fitted.
If its rating can’t be established, the door may need further investigation or replacing. Records from installation and past inspections make this much simpler, which is why we tag and record every door we inspect.
More on fire door inspections →
Last reviewed October 2026
Flat front doors
Who owns and pays for a flat front door?
It depends on the lease. Some leases make the leaseholder responsible for their front door; others keep it with the freeholder. Either way, since the Fire Safety Act 2021 the Responsible Person’s duties cover flat entrance doors that open onto common parts.
If a flat door needs replacing, the lease decides who pays. It’s worth checking the lease before quoting or writing to residents.
Last reviewed October 2026
What if a resident won't let us check their front door?
Regulation 10 asks for “best endeavours”, so record every attempt: letters sent, appointments offered and visits made. Keep trying and keep the log. That record is your evidence that you did what the law asks.
Last reviewed October 2026
Can I fit a letterbox, spyhole or cat flap to a fire door?
Only using components tested for that specific door, fitted as its test evidence allows. Unauthorised alterations are a common reason doors fail inspection and can mean the door has to be replaced.
Last reviewed October 2026
Does a flat front door need a self-closer?
In most blocks, yes. A flat entrance door opening onto common parts should close on its own, so a fire in the flat doesn’t spread into the escape route. Residents shouldn’t remove or disconnect closers.
Last reviewed October 2026
Can I replace my own flat front door?
Check your lease and ask the building’s management first. Any replacement must be a certified fire door at least to the rating the building needs, fitted to the manufacturer’s instructions, with evidence kept for the Responsible Person.
Last reviewed October 2026
Book a survey or check where you stand.
Call or email and we'll talk through your doors, arrange a survey and send you a quote. Or take the free Compliance Check first.
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