In England, the Fire Safety (England) Regulations 2022 require responsible persons in blocks with storeys above 11 metres to check communal fire doors quarterly and flat entrance doors annually, the latter on a best-endeavours basis. The Fire Safety Act 2021 confirmed that flat entrance doors fall within the Fire Safety Order.
In blocks of flats in England, fire doors are checked on a fixed cycle once a building has storeys above 11 metres: communal fire doors every quarter and flat entrance doors every year, on a best-endeavours basis. The Fire Safety Act 2021 confirmed that flat entrance doors fall within the Fire Safety Order. When checks find defects, the doors need repair or replacement by competent people, with records kept.
What do the Fire Safety (England) Regulations 2022 require?
The Fire Safety (England) Regulations 2022 (SI 2022/547) have been in force since 23 January 2023. The duties increase with building height:
| Building | Duties |
|---|---|
| All blocks with 2 or more flats | Give residents fire safety information, including information about fire doors |
| Storeys over 11 metres | Check communal fire doors quarterly; check flat entrance doors annually, on a best-endeavours basis |
| 18 metres or more, or 7 or more storeys | A secure information box; building plans and external wall information sent to the fire and rescue service; monthly checks of lifts and firefighting equipment; wayfinding signage |
The duties fall on the responsible person for the building, which in social housing blocks is usually the landlord.
Are flat entrance doors covered by the Fire Safety Order?
Yes. The Fire Safety Act 2021, in force from 16 May 2022, made clear that the Fire Safety Order covers the structure, external walls and flat entrance doors of blocks of flats. Your fire risk assessment should therefore consider flat entrance doors, not only the communal doors.
Section 156 of the Building Safety Act 2022 amended the Fire Safety Order from 1 October 2023. It added duties on cooperation between responsible persons, on recording fire safety information, and on information for residents.
What does FD30S mean?
FD30S is the label generally used for a fire door with 30 minutes of fire resistance, where "S" indicates smoke control. FD60S is used in the same way for 60 minutes. The exact test-standard definitions behind these labels have not been confirmed for this guide, so rely on each doorset's test or certification evidence for what it achieves.
A rating belongs to the whole doorset as tested: the leaf, frame, glazing, seals, hinges, closer and other hardware, installed as specified. A rated leaf hung in the wrong frame, or fitted with unsuitable hardware, may not perform as rated.
What are the common fire door defects?
Checks often find:
- self-closers missing, disconnected or not closing the door fully into the frame;
- intumescent strips or smoke seals that are damaged, painted over or missing;
- gaps around the leaf that are too large or uneven;
- holes, damage or unsealed fixings in the leaf;
- letterplates, spyholes or cat flaps that are not fire-rated;
- loose or missing hinges and screws;
- cracked glazing, or glass replaced with a non-rated type;
- damaged frames, or gaps between frame and wall that have not been fire-stopped;
- doors wedged open, or replaced without approval.
Record each defect with a photo, its location and the action needed, so the next check can confirm it was closed out.
Should you repair or replace a fire door?
Repair can work where the doorset has known fire performance evidence and the work uses compatible components. Typical repairs include adjusting the door, replacing seals or strips, and fitting a new closer or hinges.
Replacement is usually the better option where:
- the door's origin or test evidence is unknown;
- the leaf or frame is badly damaged;
- earlier alterations, such as an unrated letterplate, have compromised it;
- repeated repairs are adding up to more than a new doorset.
Replacement doorsets should come with test or certification evidence and be installed in line with the manufacturer's instructions. Where leaseholders own their front doors, check the lease and any consultation duties before including them in a programme.
For budgeting context, published council figures imply about £2,400–£3,900 per FD30S flat entrance doorset, supplied and fitted. That range is derived from Haringey (November 2025) and Oxford (September 2024) figures; the VAT basis is not stated. See guide prices.
Which certification schemes exist?
Several schemes exist. Each covers a different thing:
- BM TRADA Q-Mark Fire Door Installation: a voluntary installer scheme run by a UKAS-accredited certification body.
- FIRAS: installer certification run by Warringtonfire.
- Certifire: product certification. It certifies products, not installers.
The government's fire door guidance asks only for a "competent person" and names no scheme. When you appoint, ask each firm which schemes, if any, cover the products and the installation, and ask to see the certificates.
What about higher-risk buildings?
A higher-risk building is one of 18 metres or more, or 7 or more storeys, with 2 or more residential units. In existing higher-risk buildings, the Building Safety Regulator must approve building work before it starts. This is known as "gateway 2".
Most repairs and like-for-like replacements are exempt, but heating systems, oil tanks, fuse boxes and glazing units are not. Work done under a competent person scheme is also exempt. Check whether your fire door scope is exempt before you programme it.
The Regulator takes up to 8 weeks to decide applications for existing higher-risk buildings, and 12 weeks for new ones. New higher-risk buildings also need a completion certificate before occupation ("gateway 3"). A consultation on how higher-risk building work is categorised closed on 28 May 2026, and the government responded on 9 July 2026. Check that response for any change to which work needs approval.
Under Awaab's Law, delays in Building Safety Regulator approval are one of the examples given for the "all reasonable endeavours" defence. Phase 2 brings fire and explosion hazards within fixed timescales from 30 November 2026. See Awaab's Law explained.
This guide is a summary, not legal advice. Check the current regulations and guidance, or take advice, for your own buildings.
How we help
We carry out fire door installation, repairs and fire stopping from your fire risk assessment and inspection findings, and return photos and records for each door. We confirm in writing, before appointment, who will carry out each measure and what certification they hold. Request a quote for a block or a programme.
Common questions
Do the fire door checks apply to low-rise blocks?
The quarterly and annual checks apply to blocks with storeys above 11 metres. In every block with two or more flats, residents must still be given fire safety and fire door information.
What if a resident will not give access to check their front door?
The annual flat entrance door check is on a best-endeavours basis. Record every attempt, with dates, methods and outcomes, so you can show what you tried.
Does the government require a particular installer scheme?
No. The government's fire door guidance asks for a competent person and does not name a scheme.
Can a damaged fire door just be repaired?
Often, if the doorset's fire performance evidence supports the repair and compatible components are used. Where the door's history or evidence is unknown, replacement is usually the safer route.
Sources
- Fire Safety (England) Regulations 2022
- Fact sheet: fire doors (regulation 10)
- Fire Safety (England) Regulations 2022: fire door guidance
- Fire Safety Act 2021: commencement factsheet
- Criteria for determining whether an existing building is a higher-risk building
- Building control approval for higher-risk buildings
- BM TRADA Q-Mark Fire Door Installation scheme
- Element (Warringtonfire) fire certification
Checked 31 October 2026. This guide summarises the rules for planning purposes and is not legal advice; check the current legislation or take advice for your own case.
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