Fire door regulations explained
Fire door regulations in England come from three pieces of law, and which parts apply depends on the building. This guide sets out who is responsible and what changes above 11 metres. If you have been asked to get your doors checked, book an inspection or call me.
The Fire Safety Order 2005
The Regulatory Reform (Fire Safety) Order 2005 puts the duty for fire safety on the responsible person. For rented property that is usually the landlord or whoever controls the building. The Fire Safety Act 2021 confirmed that flat entrance doors opening onto common parts fall within the Order, whatever the height of the building.
The Fire Safety (England) Regulations 2022
The 2022 regulations came into force on 23 January 2023. In residential buildings over 11 metres, communal fire doors must be checked at least every 3 months and flat entrance doors at least every 12 months on a best-endeavours basis. The government guidance on the 2022 regulations explains how these checks work in practice.
The 11m threshold
Below 11 metres those set check frequencies don't automatically apply. The duties under the Fire Safety Order still do, so the doors still need to work. One rule applies at any height: residents in a building with 2 or more flats must be given information about fire doors.
HMOs
Councils licensing HMOs often ask landlords to show the fire doors have been checked. Doors onto the escape route in an HMO usually need to be FD30S with a self-closer. The page on HMO fire door inspections covers how I handle a typical house of 5 to 10 doors.
Flats
In a block, the flat front doors and the communal doors both count, and communal doors are usually checked more often. Above 11 metres the 3-month and 12-month frequencies apply. See fire door inspections for blocks of flats for how I work with managing agents and freeholders.
What a landlord must keep on file
In buildings over 11 metres, any failed attempt to get into a flat to check its door has to be recorded. In any building, the latest inspection report, the fire risk assessment and proof that repairs were done are what a council or insurer will usually ask for. Government guidance says older doors are not automatically unfit just because they lack modern certification.
FAQ
Short answers to the questions landlords and agents ask me most about the law.
Who is responsible for fire doors under the Fire Safety Order?
The responsible person named in the Fire Safety Order, which for rented property is usually the landlord or the person in control of the building. A managing agent may arrange the checks for them. The duty itself stays with the responsible person.
What changes when a building is above 11m?
Set check frequencies apply. Communal fire doors must be checked at least every 3 months and flat entrance doors at least every 12 months, on a best-endeavours basis. Failed access attempts must also be recorded.
What records should a landlord keep?
Keep the latest fire door inspection report, the fire risk assessment and evidence of any repairs, such as an updated report after re-inspection. Above 11 metres, also keep a record of every failed attempt to reach a flat entrance door. There is no rule that every landlord must hold an annual fire door certificate.
Book a fire door inspection
I check every door, photograph every fault and send a digital report within 24 hours. Read about Fire door inspection and survey in Birmingham or check the Fire door inspection cost first.