Fire doors are a critical component of a building’s fire safety strategy. Yet, we often see them overlooked in routine maintenance. Our experience shows that many are not consistently performing the required quarterly communal fire door checks, with some having as few as two records in ten years. The consequences of a faulty fire door can be devastating, allowing a fire to spread and putting lives at risk.
It's the Law: A Legal and Moral Obligation
Regular fire door checks are no longer a choice, they’ve been a legal requirement since The Fire Safety (England) Regulations 2022 came into effect on 23rd January 2023. In theory, this means every existing residential block should have at least eleven records of communal fire door checks by now. Failing to comply isn’t just about risking fines or legal action; it’s about putting lives in danger.
Beyond the law, a communal fire door is a vital safety barrier. It’s designed to contain a fire to a single compartment, preventing it from spreading throughout a building. This containment gives residents crucial time to escape and allows firefighters to arrive and tackle the blaze. Simply put, these doors are about more than legal compliance—they’re about keeping people safe.
So why bother with quarterly fire door checks. Regular checks are necessary to ensure the safety of residents. Damage can occur from daily wear and tear, and a door that was safe last year may not be safe today. Common issues can include:
- Damaged intumescent strips and smoke seals
- Faulty self-closers
- Incorrectly fitted hardware
- Physical damage like holes or cracks
- Obstructions that prevent proper closure
Regular, quarterly checks are essential to catch these problems before they become a life-threatening risk.
A Short-Sighted View
We understand that property managers face high costs, and professional fire door checks can seem like a significant expense. But viewing these checks as a mere cost is a mistake. They are an investment in the safety of your building and its residents. The potential financial, legal, and reputational damage from a fire spreading due to an unchecked fire door is far greater than the cost of regular inspections.
The good news is that the government has provided a solution for property managers who are working with tight budgets.
The Practical Solution
You don’t always need to hire a specialist for routine checks. The government has published a fire door checklist that allows you to perform basic inspections yourself. This allows you to save your budget for things that cannot be carried out yourself, such as a full fire risk assessment.
By using this checklist, you can ensure the doors are functioning correctly and are free from obvious damage. If you do identify any issues, it’s crucial to have a competent contractor fix, replace, or mitigate the problem.
By performing these simple quarterly checks, you can maintain a safe environment for your residents, comply with the law, and protect your investment from a potential disaster.
Last Updated: 5th August 2025