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The core of UK fire door regulations is the Regulatory Reform (Fire Safety) Order 2005 (RRFSO), which legally requires a designated 'Responsible Person' to ensure all fire safety provisions, including fire doors, are adequately maintained and fit for purpose. This foundational duty has been significantly reinforced by the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022, which introduce more specific and frequent inspection duties for many buildings.
Understanding your legal obligations regarding fire doors is not just a matter of compliance; it is a critical component of life safety. The legislative landscape in the UK has evolved, placing greater emphasis and clearer responsibilities on building owners and operators to ensure these crucial safety assets perform as intended during a fire. Navigating these regulations can be complex, with different rules and standards applying to various building types. The consequences of non-compliance are severe, ranging from unlimited fines to potential imprisonment.
This guide provides a definitive overview of the regulations you must follow. We will explain the key laws, define who is legally responsible, detail the specific duties you must perform, and outline the technical requirements that make a fire door compliant. At Arrow, we understand these complex legal duties. Our comprehensive fire door programme, which encompasses accredited manufacturing, inspection, repairs, and maintenance, is designed to give you complete peace of mind, ensuring your building and its occupants are safe, secure, and compliant.
The foundational legislation governing fire safety in non-domestic properties in England and Wales is the Regulatory Reform (Fire Safety) Order 2005 (RRFSO). This order places the legal duty on building operators to manage fire safety precautions, including the critical role of fire doors.
The RRFSO is the cornerstone of fire safety law in the UK. It applies to virtually all premises and buildings, other than individual private homes. This includes workplaces, commercial properties, and the shared communal areas of residential buildings, such as blocks of flats, houses in multiple occupation (HMOs), and maisonettes.
A central requirement of the Order is the designation of a 'Responsible Person' who must take steps to reduce the risk of fire and ensure people can safely escape if a fire does occur. Article 17 of the Order is particularly important for fire doors, as it legally mandates that they are "subject to a suitable system of maintenance and are maintained in an efficient state, in efficient working order and in good repair."
The RRFSO is principles-based, meaning it sets out what must be achieved—a safe environment and well-maintained equipment—but is not overly prescriptive on how it must be done. The law's use of phrases like "suitable system of maintenance" places the onus on the Responsible Person to correctly interpret and implement a compliant regime. This is why subsequent legislation and official British Standards have become essential, as they provide the clear, actionable guidance needed to meet the RRFSO's legal requirements effectively and demonstrate due diligence.
Under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021, property owners and “Responsible Persons” must ensure that fire doors are kept in a fit state.
Standards such as BS 9999 provide guidance on how often inspections should be carried out, for example every six months.
Labels, certification, proper installation and maintenance are not optional — they are essential for legal compliance and for protecting lives.
The legal responsibility for fire doors lies with the 'Responsible Person' as defined by the Regulatory Reform (Fire Safety) Order 2005. This is typically the person who has control of the premises, such as the employer, building owner, landlord, or a designated managing agent.
Identifying the Responsible Person is the first step in ensuring compliance. In a workplace, this is the employer. For the shared parts of a residential building, it is usually the freeholder, landlord, or a management company appointed to act on their behalf. This is not a passive role but an active legal duty that cannot be ignored.
As the Responsible Person, the legal duty rests with you. Ignorance of your responsibilities is not a defence in the event of an incident or inspection. We partner with you to shoulder that burden, providing the expertise, documentation, and services needed to demonstrate due to diligence and ensure compliance.
The primary duties of the Responsible Person are to carry out a suitable and sufficient fire risk assessment of the premises and to implement and maintain general fire precautions, which explicitly includes ensuring all fire doors are fit for purpose.
Your legal obligations under the RRFSO are comprehensive. They are designed to create a holistic fire safety strategy for your building. Key duties include:
Conducting a thorough fire risk assessment of the premises and reviewing it regularly.
Implementing and maintaining general fire precautions, including fire doors.
Ensuring all fire safety equipment, including fire doors, is subject to a suitable system of maintenance and kept in an efficient state.
Creating a clear plan for an emergency.
Providing employees, and where applicable, residents with clear information and training on fire safety procedures.
A critical, and often overlooked, duty is the need to record the findings of your risk assessment and your maintenance activities. It is not enough to simply carry out the work; you must be able to prove it was done. In the event of an audit by a fire and rescue service or a post-incident investigation, your records are the primary evidence that you have fulfilled your legal duties. This is why Arrow's comprehensive reporting system is so valuable; it provides you with a clear, auditable trail of all inspections and remedial works, forming an essential part of your legal compliance documentation.
UK fire door regulations have been significantly strengthened by the Fire Safety Act 2021 and the Fire Safety (England) Regulations 2022. These were introduced following the Grenfell Tower Inquiry to clarify responsibilities and impose more specific, legally-mandated inspection schedules.
The fire safety landscape has undergone its most significant changes in a generation. These updates were created to address ambiguities in older legislation and to impose more rigorous, proactive safety measures, particularly in residential buildings. For any Responsible Person, understanding these changes is not optional. Practices that may have been considered acceptable before 2022 may now fall short of legal requirements, exposing you to significant risk.
The Fire Safety Act 2021 clarifies that the Regulatory Reform (Fire Safety) Order 2005 applies to the structure, external walls (including cladding and balconies), and all flat entrance doors in buildings with two or more domestic premises.
This Act amends the RRFSO; it does not replace it. Its most crucial clarification concerns flat entrance doors. Previously, a dangerous legal ambiguity existed over whether a flat's front door was the responsibility of the leaseholder (as part of their private dwelling) or the building's owner (as part of the common escape route). This uncertainty often led to these critical fire doors being neglected or replaced with non-compliant alternatives.
The Fire Safety Act 2021 closes this loophole. It makes it unambiguously clear that flat entrance doors opening onto common parts fall within the scope of the RRFSO. This places the legal duty for their assessment and maintenance squarely on the building's Responsible Person. This represents a major shift in liability that all landlords, freeholders, and managing agents of multi-occupied residential buildings must address.
For multi-occupied residential buildings in England over 11 metres in height, these regulations make it a legal requirement to undertake quarterly checks of all fire doors in common parts and, on a 'best endeavours' basis, annual checks of all flat entrance doors.
These regulations, known as Regulation 10, introduce a legally mandated inspection frequency for the first time. They apply to any multi-occupied residential building with a top storey more than 11 metres above ground level. The regulations also require the Responsible Person to provide residents with clear information explaining the importance of fire doors and the need to report any damage immediately.
These new, legally-mandated inspection frequencies can be a significant operational burden. Our Planned Preventative Maintenance (PPM) programmes are the perfect solution. We schedule and conduct all required quarterly and annual checks, provide you with the necessary documentation for your records, and ensure you remain compliant with Regulation 10 without the administrative headache.
Inspection frequency depends on the building type and the source of the guidance. The Fire Safety (England) Regulations 2022 mandate quarterly and annual checks for certain residential buildings, while British Standard BS 9999 recommends six-monthly inspections as a best practice for all buildings.
Understanding the different requirements for inspection frequency is a common point of confusion. The rules can be broken down into two categories: legal minimums for specific buildings and established best practices that apply more broadly.
For multi-occupied residential buildings in England over 11 metres in height, the Fire Safety (England) Regulations 2022 set out the following legal requirements:
Quarterly (every 3 months): You must check all fire doors in the common parts of the building. This includes doors to stairways, corridors, and plant rooms.
Annually (every 12 months): You must use 'best endeavours' to check all flat entrance doors that open onto the common parts.
For all other buildings covered by the RRFSO, the law requires a "suitable system of maintenance." While not law itself, British Standard BS 9999 provides the code of practice for what is considered suitable. Following this standard is the most effective way to demonstrate you are meeting your legal duties.
BS 9999 recommends inspections of all fire doors at least every six months.
For buildings with high levels of traffic, such as schools, hospitals, or busy commercial offices, more frequent checks (e.g., monthly visual inspections) are advised due to the increased risk of damage.
Authoritative sources also recommend that in newly occupied buildings, checks should be more frequent during the first year as the doors settle into their environment.
Adhering to British Standards is the most effective way for a Responsible Person to demonstrate compliance with the RRFSO's broader requirement for a "suitable system of maintenance." In the event of a prosecution, a court would look to established best practices like BS 9999 to determine if the Responsible Person acted reasonably. Following this standard provides a robust, defensible position that you have taken your duties seriously.
This table summarises the key inspection frequencies to help you determine the correct schedule for your building.
| Source | Building Type | Door Type | Frequency | Status |
| Fire Safety (England) Regulations 2022 | Multi-occupied residential > 11m | Communal Area Doors | Every 3 Months | Legal Requirement |
| Fire Safety (England) Regulations 2022 | Multi-occupied residential > 11m | Flat Entrance Doors | Every 12 Months | Legal Requirement |
| British Standard BS 9999 | All non-domestic premises | All Fire Doors | Every 6 Months | Best Practice Standard |
| British Standard BS 9999 | High-traffic areas (e.g., schools, hospitals) | All Fire Doors | More frequent checks advised (e.g., monthly) | Best Practice Standard |
A compliant fire door is a complete, certified doorset where every component—the door leaf, frame, seals, hinges, hardware, and closer—is compatible, correctly installed as per manufacturer's instructions and British Standard BS 8214, and is in good working order.
A fire door is not just a heavy door; it is an engineered safety device. Its performance in a fire depends on every single component working together as a system. A failure in any one part can lead to the failure of the entire doorset. Our accredited inspectors check every critical component to ensure it meets the required standards.
Certification provides proof that the door and its components have been tested to resist fire for a specific duration (e.g., FD30 for 30 minutes). Correct signage, such as a blue "Fire Door Keep Shut" sign, is a legal requirement to instruct building users on its correct operation.
You can typically identify a certified fire door by a label on its top edge or a coloured plug system. This certification confirms it has passed stringent fire resistance tests. It is crucial that all components of the doorset are compatible and have been tested as a complete system. Signage is also mandatory to ensure the door is not improperly wedged open, which would render it useless in a fire.
The gap between the fire door and its frame must be consistently between 2mm and 4mm. The door must be fitted with intumescent seals, which expand in heat to block fire, and often smoke seals to block cold smoke.
The gap around the door is critical. If it is larger than 4mm, the intumescent seals may not be able to expand sufficiently to seal the opening, allowing fire and smoke to pass through. These seals are essential and must be in good condition, free from damage or paint. The code of practice for fire doors, BS 8214, also advises that the gap at the bottom of the door (the threshold) should not exceed 3mm where practicable to prevent smoke spread.
A fire door must be fitted with a minimum of three certified, fire-rated hinges. All hardware, including locks, latches, and handles, must also be fire-rated and compatible with the door's certification to ensure it does not compromise the door's integrity in a fire.
Hinges are a common point of failure. A fire door requires at least three robust, fire-rated hinges to support its weight and prevent it from warping in the heat of a fire. All screws must be tight, and there should be no signs of damage. Any other hardware, from the letterbox to the latch mechanism, must also be certified as fire-rated, as a standard component would melt and create a passage for fire. If we find damaged parts, our teams can replace them with accredited, certified components to restore compliance.
Every fire door (unless it is a locked service cupboard) must be fitted with a working self-closing device. This device must ensure the door closes fully and engages the latch from any open position, overcoming any resistance from seals or air pressure.
A fire door is only effective if it is closed. The self-closer ensures this happens automatically. A simple but effective test is to open the door fully and let it go; it should close firmly and latch shut. Repeat this from about 15 degrees open. If the door slams, closes too slowly, or fails to latch, the closer needs adjustment or replacement. A door that does not latch shut is not a compliant fire door.
Failure to comply with the Regulatory Reform (Fire Safety) Order 2005 is a criminal offence. Penalties can include unlimited fines and, in serious cases, imprisonment for the Responsible Person.
The authorities take fire safety breaches extremely seriously. Local Fire and Rescue Services have the power to inspect premises and take enforcement action. If a breach is found that places one or more people at risk of death or serious injury in case of fire, prosecution can follow.
Beyond the severe legal penalties, the consequences of non-compliance include:
Invalidated Insurance: In the event of a fire, an insurer may refuse to pay out if it is found that you failed to meet your legal fire safety obligations.
Reputational Damage: An enforcement notice or prosecution is a matter of public record and can cause significant damage to your organisation's reputation.
Business Disruption: A serious fire can cause catastrophic disruption to business operations.
Moral Responsibility: Most importantly, failing to maintain fire doors puts the lives of your employees, residents, and visitors at risk.
We provide a complete, end-to-end fire door solution that manages every aspect of your legal compliance. Our comprehensive programme encompasses accredited inspection, certified repairs, planned maintenance, and expert manufacturing and installation, all from a single, trusted partner.
We have designed our fire door programme to remove the stress and complexity of compliance for you, the Responsible Person. We provide a clear, structured pathway to ensure your fire doors are, and remain, fully compliant with all UK regulations.
The journey to compliance begins with understanding the current state of your assets. Our professionally trained inspectors conduct a thorough assessment of every fire door, based on a detailed 6-point check covering:
Door Leaf and Frame Integrity
Hinges and Closers
Signage and Labels
Door Seals and Gaps
Glazing Integrity
Door Locks
Following the inspection, you will receive a comprehensive report from our Arrow software. This report details the condition of each door, provides photographic evidence of any non-compliance, and recommends a clear action plan. This document is crucial for your records, serving as evidence of your proactive approach to fire safety management.
A damaged fire door is not an effective fire door. Where our inspection identifies faults, our skilled engineers can bring your doors back up to standard. This can range from a simple hinge adjustment to replacing damaged seals, hardware, or closers with fully accredited parts.
To meet the legal duty for a "suitable maintenance regime" under Article 17 of the RRFSO, our Planned Preventative Maintenance (PPM) contracts are the ideal solution. We work with you to create a regular inspection and maintenance schedule that meets all legal and best-practice requirements, ensuring long-term safety, minimising unexpected costs, and keeping you compliant.
If a door is damaged beyond economic repair, a compliant replacement is essential. We offer a complete supply and fit service for new, fully certified fire doorsets. Our certified installers ensure that every new door is fitted to the exacting standards required by regulations and codes of practice like BS 8214. This guarantees that the door will perform as designed in a fire. After installation, we provide full certification and documentation for your records, giving you complete accountability.
Our goal is to make managing your compliance simple and efficient. By choosing Arrow, you can reduce your supply chain, reduce your costs, and reduce your paperwork. We provide a single point of contact for all your fire door needs, from the initial inspection to ongoing maintenance. With a national network of 12 service centres and over 70 engineers, we are your strategic partner in safety and compliance, dedicated to keeping your business operational, safe, and secure.
Our Comprehensive inspection covers;
Door Leaf and Frame Integrity
Hinges and Closers
Signage and Labels
Door Seals and Gaps
Glazing Integrity
Door Locks
Our fire door installation process covers;
Highest quality products
Product and installation come with guarantees
Expert Health and Safety support to carry out risk assessments
Qualified and accredited engineers
Our maintenance programmes cover;
Scheduled maintenance checks
Detailed personalised reporting highlighting actions
Choose how many visits per year you need
Detailed compliance report for your records
