Who is responsible for fire doors?

The Responsible Person

The Regulatory Reform (Fire Safety) Order 2005 puts the duty on the Responsible Person. In a workplace that’s usually the employer or whoever controls the premises. In a block of flats it’s usually:

• The freeholder
• A residents’ management company (RMC)
• A right-to-manage (RTM) company

Many RMCs and RTMs are run by volunteer leaseholder directors. The duty still applies in full.

The Responsible Person must have a fire risk assessment and keep fire safety measures, including fire doors, maintained and in good repair.

Where managing agents fit

Managing agents usually carry out the day-to-day work on the Responsible Person’s behalf: arranging inspections, organising repairs, keeping records and keeping residents informed.

Flat front doors are included

Since the Fire Safety Act 2021, it’s clear that the Fire Safety Order covers flat entrance doors that open onto shared areas. So the Responsible Person has duties relating to them, even where a leaseholder owns their own front door under the lease. Who pays for repairs or replacement depends on the lease.

Taller buildings

Buildings 18 metres or more, or with seven or more storeys, also fall under the Building Safety Act 2022. They need an Accountable Person, a safety case and a digital record of building information (the “golden thread”). Fire door records feed into it.