Fire door maintenance and repairs
Fire doors take a beating, and the law expects them to be kept in good repair. We maintain them on a schedule, fix what inspections find, and add every repair to the door's QR record so you can show exactly what was done and when.
Planned maintenance
Regular visits that keep doors working between inspections: closers adjusted, seals replaced, hinges tightened and small damage put right before it becomes a failure. Repairs are done at agreed rates, so there's no re-quoting every time.
See the Annual Inspection Plan →Repairs after an inspection
Got a list of failed doors, from us or another inspector? We quote for the remedial work, fix it and record each repair. Our Fix & Certify add-on covers repairs only.
Send us your report →What the law says about maintaining fire doors
Article 17 of the Regulatory Reform (Fire Safety) Order 2005 requires the Responsible Person to keep fire safety measures, including fire doors, maintained in an efficient state, in efficient working order and in good repair. It applies to every non-domestic building and to the common parts of blocks of flats.
Residential buildings over 11 metres in England also have Regulation 10 duties under the Fire Safety (England) Regulations 2022. The free Reg 10 Planner builds the schedule for your building.
Correct as of October 2026. Fire door regulations explained.
A fire door maintenance schedule
Most buildings need three layers: quick checks, a full inspection, and maintenance that fixes what they find.
| Task | Who does it | How often |
|---|---|---|
| Quick visual check: door closes and latches, seals intact, no damage | Trained staff or your managing agent | As your fire risk assessment sets. Every three months for communal doors in residential buildings over 11m (England). |
| Flat entrance door check | Trained staff or a competent inspector | At least once a year in residential buildings over 11m (England), using best endeavours to get access. |
| Full inspection against test evidence and BS 8214:2026 | A competent, qualified inspector | As your fire risk assessment requires, commonly every six or twelve months. |
| Planned maintenance: closers, seals, hinges, hardware | A competent fire door contractor | On a planned cycle, so small faults are fixed before they become failures. |
| Repairs to defects an inspection finds | A competent fire door contractor | As soon as practicable, starting with the highest-risk doors. |
Your fire risk assessment sets the frequency for your building. For what to look at on each door, see the fire door inspection checklist and how often fire doors should be inspected.
Common defects and how we fix them
Fire Door Inspection Scheme data found the most common reasons for failure are gaps that are too large, general maintenance problems and smoke seal problems.
| Defect | Typical fix |
|---|---|
| Gaps too large | Adjust or rehang the door, or fit a compliant edge strip where the test evidence allows. |
| Damaged or missing seals | Replace intumescent strips and smoke seals with the correct type for the door. |
| Closer not working | Adjust or replace the self-closer so the door closes and latches from any position. |
| Wrong or loose hinges | Fit fire-rated hinges, at least three, with every screw in. |
| Non-rated glazing | Replace with fire-rated glass and beads that match the door's rating. |
| Missing signage | Fit the correct "Fire door keep shut" or "Fire door keep locked" signs. |
| Unauthorised alterations | Assess letterboxes, cat flaps and other changes; repair where possible or replace the door. |
Every repair follows the door's test evidence and the manufacturer's instructions. Where that isn't possible, we'll say so and quote for a replacement. What drives the cost: fire door repair and replacement costs.
Repair first
Replacing a sound door because of a worn seal or a loose closer wastes money. We repair wherever the door's certification allows it.
Replace when it's the right call
Doors that were never fit for purpose, have been badly altered or can't be traced to test evidence usually need replacing. We'll explain why, door by door, and install the replacement.
Every repair on record
Each repair is photographed and added to the door's QR record, so the next inspection, or the fire service, can see the full history.
Questions we get asked
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
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.
Last reviewed October 2026
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.
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.
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.
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
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.
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.
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.
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
Doors that need looking after?
Tell us about your building or send us your inspection report, and we'll quote for maintenance or repairs.
Get a quote