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Fire doors are one of the most common reasons for enforcement action by Fire and Rescue Services and local authorities. A single defective fire door can compromise the entire escape route and put lives at risk.
This guide explains the critical elements that determine whether a fire door will actually work in a fire — gaps, intumescent strips, smoke seals, door closers — and how often they must be inspected.
A correctly functioning fire door slows the spread of fire and smoke, protects escape routes, and gives people time to evacuate. Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must ensure fire doors remain effective.
The Fire Safety Act 2021 clarified that flat entrance doors opening onto common parts are within the scope of the Fire Safety Order. The Fire Safety (England) Regulations 2022 added specific inspection duties for multi-occupied residential buildings.
Gaps are one of the most frequent failures.
Typical accepted tolerances (always check the door’s certification):
If the gap is too large, the intumescent strip cannot seal effectively. If it is too tight, the door may bind and fail to close.
Gaps often increase over time due to building movement, door drop on hinges, or wear. Regular measurement with a gap gauge is essential.
Intumescent strips (also called fire seals) are fitted into the door edge or frame. When exposed to heat they expand rapidly and seal the gap between the door and frame, preventing the passage of fire and hot gases.
Key requirements:
Missing or painted-over intumescent strips are among the most common reasons doors fail inspection.
Smoke seals (cold smoke seals) are usually brush or fin seals. They stop cold smoke passing through the gap at ambient temperatures — before the fire is hot enough to activate the intumescent strip.
Many modern doors use combined intumescent + smoke seals. Doors certified for both fire and smoke control are often marked with an “S” (e.g. FD30S).
Smoke seals must be intact, continuous, and making contact with the door or frame. Damaged or missing smoke seals significantly reduce the door’s ability to protect escape routes from smoke.
A fire door is only effective if it is closed. The self-closing device must:
Wedges, hooks, or any device that holds a fire door open are not permitted (except approved automatic hold-open systems linked to the fire alarm).
Faulty or disconnected closers are a frequent enforcement finding, especially on high-traffic doors.
Inspection frequency depends on the building type:
Residential buildings in England where the top storey is above 11 metres:
Other buildings (including most HMOs and lower-rise blocks):
Even when there is no fixed statutory interval, the Fire Safety Order still requires fire doors to be maintained in effective working order. Your Fire Risk Assessment should set the appropriate review frequency.
When inspecting a fire door, check:
Record every inspection, including any defects and the action taken.
At Fire Safety Risk Assessment, fire doors form a core part of every residential and commercial Fire Risk Assessment. We identify defective doors, prioritise the risks, and provide clear recommendations so you know exactly what needs fixing.
We regularly work with landlords, managing agents and housing providers across Birmingham, Manchester, West Midlands, Warrington and the wider UK.
Related reading on our site:
Fire doors only protect people if they are correctly installed, maintained, and regularly checked. Gaps, seals and closers are simple components, but they fail frequently and attract enforcement attention.
If you are unsure about the condition of the fire doors in your property, arrange a professional assessment. Early action is far cheaper than dealing with an enforcement notice.
Need a Fire Risk Assessment that properly covers fire doors? Contact Fire Safety Risk Assessment today for clear, practical advice and a compliant report.
Trusted Fire Risk Assessment specialists serving Birmingham, Manchester, West Midlands, Warrington, and across the UK. FSRA provides fully compliant Fire Risk Assessments, Asbestos Surveys, and Legionella Risk Assessments to help businesses and landlords protect people, property, and meet legal obligations.