Fire doors play a crucial role in compartmentation, the strategy of slowing the spread of fire and smoke to allow time for safe evacuation and firefighting. But even the best-quality fire door won’t perform if it’s damaged, altered, or neglected.
In fact, fire door failures are one of the most common fire safety breaches found in commercial buildings, schools, flats, and HMOs across the UK.
In this blog, we explore the most frequent fire door issues, how to spot them, how to fix them, and what UK fire safety regulations require in terms of installation, signage, and maintenance.
Why Fire Doors Matter
A certified fire door is designed to withstand fire for a set period, typically 30 (FD30) or 60 (FD60) minutes, helping to protect escape routes and contain fire within one part of the building.
But even minor defects can seriously reduce performance. Gaps, broken seals, or poor fitting can allow smoke and heat to pass through long before the fire rating time is reached.
That’s why regular inspections and maintenance are legally required in most non-domestic and multi-occupancy residential buildings.
Common Fire Door Failures (and How to Fix Them)
1. Warped or Ill-Fitting Doors
Problem: Over time, fire doors can warp or swell, particularly in damp environments. If the door no longer fits snugly within its frame, smoke and fire can pass through gaps.
Check:
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Look for gaps around the edges. BS 8214 recommends no more than 3–4 mm between the door and frame.
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Use a gap gauge or feeler gauge during inspection.
Fix:
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If the door is severely warped, it must be replaced with a certified equivalent.
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For minor issues, adjust hinges or latches to realign the door if possible.
2. Damaged or Missing Intumescent Seals
Problem: Intumescent strips expand in heat to seal the gap between the door and frame. If they’re missing, painted over, or damaged, the door won’t provide the correct level of protection.
Check:
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Inspect the top and sides of the door for continuous strips.
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Look for gaps, tears, or evidence of tampering.
Fix:
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Replace any missing or damaged seals with like-for-like certified replacements.
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Never paint over intumescent seals.
3. Broken or Ineffective Door Closers
Problem: Fire doors must self-close from any angle. If the closer is broken, missing, or too weak, the door may stay ajar, defeating its purpose.
Check:
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Open the door halfway and let it go—it should close firmly and fully into the latch without slamming.
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Test resistance and closing speed.
Fix:
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Adjust the closer settings, or replace the closer with a certified and correctly rated unit.
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All fire doors on corridors and stairwells must have operational closers unless legally exempt.
4. Gaps Around the Door or Threshold
Problem: Gaps larger than 4mm at the top or sides, and any visible gap under the door, can allow smoke to pass through. This compromises the door’s ability to maintain compartmentation.
Check:
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Measure the gap between the floor and the bottom of the door.
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Check if a drop-down seal is fitted and working.
Fix:
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Fit drop-down seals or threshold seals where needed.
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If gaps are too large due to incorrect frame installation, the door set may need adjustment or replacement.
5. Inappropriate or Missing Signage
Problem: Fire doors must have the correct signage to ensure they’re used properly and not propped open or blocked.
Check:
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Look for the sign “Fire Door Keep Shut” on both sides of the door.
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For doors on hold-open devices, look for “Automatic Fire Door Keep Clear” signs.
Fix:
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Apply compliant fire door signage as per BS 5499-10.
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Ensure signage is clearly visible and not damaged, faded, or obscured.
6. Unapproved Alterations or Damage
Problem: Fire doors that have been drilled, planed, or cut into may no longer be certified. This includes DIY fittings for access control, letterboxes, or cat flaps.
Check:
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Look for signs of alteration or non-standard hardware.
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Check the certification label, usually located on the top edge of the door.
Fix:
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Any alteration should be carried out under guidance from the door manufacturer.
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If certification is compromised, the door must be replaced.
Fire Door Legal Requirements in the UK
Under the Regulatory Reform (Fire Safety) Order 2005, the Responsible Person must ensure that fire doors in non-domestic premises and communal areas of residential buildings:
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Are properly maintained
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Are kept in good working order
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Are not obstructed or wedged open
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Are inspected regularly, particularly in high-rise residential and HMO buildings
New regulations introduced in 2022 under the Fire Safety (England) Regulations also require quarterly checks of communal fire doors in multi-occupied residential buildings over 11 metres.
How Often Should Fire Doors Be Inspected?
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Monthly visual checks by on-site staff or caretakers
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Six-monthly inspections by a competent person
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After any building work or reported damage
Consider keeping a fire door logbook for each site, including dates of checks, faults found, and action taken.
Final Thoughts
A fire door is only effective if it’s correctly installed, regularly maintained, and free from damage. Even small issues, like worn seals or broken closers, can drastically reduce its ability to protect lives and property in a fire.
At Martyn Young Fireproofing Consultancy, we offer expert advice on fire protection and prevention measures. Get in touch today on 07585 896648