When a fire door is called on, it gets one chance to do its job. The rest of the year it’s bumped by trolleys, wedged open “just for a minute,” and expected to shrug off constant wear and tear. That’s why an intentional inspection and maintenance regime isn’t optional—it’s how you prove your doors will perform when lives depend on it.
At The Fire Safety Company, we help duty holders build practical, defensible routines that keep doors compliant and buildings safe—without drowning the team in admin.
What the law expects (in plain English)
- Maintain what you’ve installed. Article 17 of the Fire Safety Order requires a suitable system of maintenance so life-safety measures—including fire doors—stay efficient, operational and in good repair.
- Extra checks in higher-risk housing. The Fire Safety (England) Regulations 2022 add regular inspection duties for certain blocks of flats.
- Follow best practice. Standards and industry guidance (BS 8214 and BS 9999, plus ASDMA guidance) set clear expectations: doors deteriorate through use, so planned inspection and timely repair are essential to preserve fire resistance.
Build a regime that fits your building (and stands up to scrutiny)
A credible programme answers seven questions:
- Who does what? Name the Responsible Person and define roles for inspection, testing, maintenance and approvals.
- Are they competent? Use trained staff or vetted specialists (e.g., schemes such as BM TRADA Q-Mark or LPCB LPS 1197) for inspections and invasive remedials.
- How often?
- As a baseline, BS 9999 points to six-monthly inspections, with more frequent functional checks for hold-open and fail-safe devices.
- Ramp up frequency where usage and risk are higher (e.g., hospitals, busy corridors, student accommodation).
- What exactly is inspected? Leaf, frame, gaps, hinges, closers, seals, glazing, signage, hardware, hold-opens, release mechanisms, dampers/actuations and any associated cause-and-effect.
- How are issues fixed? Minor tweaks may be done in-house; anything affecting fire performance (e.g., glazing, intumescents, structural repairs) needs competent, validated contractors.
- How do you prove it? Keep an indexed asset register and auditable records of inspections, defects, remedials and re-validation. Simple sites might use a spreadsheet; larger estates benefit from dedicated software.
- Does it still align with your strategy? Your door regime must support the building’s risk profile and evacuation strategy—and it should tally with the CDM Health & Safety File.
Your quick-start checklist
- Door inventory complete: location, type/rating (e.g., FD30S), hardware, hold-opens, asset IDs.
- Risk-based frequencies set: higher traffic = more checks.
- Functional tests scheduled: release mechanisms, fail-safes and panic devices—daily/monthly as applicable.
- Competence evidenced: training certificates or third-party accreditation for inspectors and repairers.
- Clear remedial pathway: who fixes what, how fast, and how performance is re-confirmed.
- Records you can rely on: photos, measurements, dates, sign-offs—easy to retrieve for auditors and enforcing authorities.
Common pitfalls (and simple wins)
- Worn closers and drift: Doors that don’t latch won’t compartmentalise. Add torque/latch checks to routine rounds.
- Invisible gaps: A 2–4 mm gap is typical—use feeler gauges; document measurements.
- Unverified repairs: Swapping hardware without like-for-like evidence can void performance. Require test data or certification for substitutions.
- Paperwork sprawl: Centralise certificates, photos and reports per asset ID to keep your golden thread intact.
Why partner with The Fire Safety Company?
We bring a practical, zero-drama approach:
- Asset mapping and baseline surveys that stand up in court and calm insurers.
- Risk-based schedules aligned to how your building is actually used.
- Competent inspections, clear defect coding, and costed remedials—prioritised by life-safety impact.
- A tidy evidence trail so you can demonstrate compliance at a moment’s notice.
Ready to make your fire doors audit-proof?
Book a Fire Door Regime Review with The Fire Safety Company today.
Call 01748 811992 or email hello@firesafetycompany.com to schedule your review. Prefer us to reach out? Send a quick note with your site details and we’ll take it from there.
