A fire door inspection checks that each fire door will hold back fire and smoke as designed: certification, gaps, seals, self-closer, hinges, glazing and signage, assessed against BS 8214. Residential buildings over 11 metres need quarterly communal door checks under the Fire Safety (England) Regulations 2022. BritCertify inspects London fire doors from £50 per door inc. VAT.
What does a fire door inspection check?
Every component that lets the door hold back fire and smoke. A fire door is a tested assembly, so one failed part, such as a missing closer or a painted-over seal, can undo the rest. We inspect against BS 8214:2016, the code of practice for timber fire doorsets.
| Component | What we check | Common reasons for failure |
|---|---|---|
| Certification | A label or plug on the door edge showing its fire rating, such as FD30 or FD30S | Label missing or painted over, so the rating cannot be confirmed |
| Gaps | Typically 2–4 mm at the sides and top; threshold gap up to 10 mm depending on the design | Doors planed down, warped leaves, worn hinges, doors cut to clear new flooring |
| Intumescent and smoke seals | Present, continuous, undamaged and unpainted | Seals missing, painted over or torn |
| Self-closer | Closes the door fully into its latch from any angle | Disconnected, removed or adjusted too weak |
| Hinges | At least three, with all screws present and tight | Missing screws, only two hinges, worn bearings |
| Glazing | Fire-rated glass and glazing beads | Replaced with ordinary glass, cracked panes |
| Ironmongery | Locks, letterplates and spyholes compatible with the fire rating | Letterplates, cat flaps or spyholes cut in later without fire-rated parts |
| Signage | Correct ‘Fire door keep shut’ signs | Missing, or on the wrong doors |
The ‘S’ in FD30S means the door has smoke seals as well as 30 minutes of fire resistance. Smoke spreads faster than flame, so on escape routes and flat entrance doors the smoke seal matters as much as the rating.
How often should fire doors be inspected?
It depends on the building. For residential buildings over 11 metres, the Fire Safety (England) Regulations 2022 set minimum checks; elsewhere, the fire risk assessment sets the frequency.
| Building | Requirement or recommendation |
|---|---|
| Residential building over 11 metres | Communal fire doors checked every quarter; flat entrance doors checked every year on a best-endeavours basis |
| Residential building of 11 metres or less | No fixed interval in law; the fire risk assessment decides. Residents must still be told why fire doors matter |
| HMOs | Regular checks by the manager, with a full inspection when the fire risk assessment is reviewed |
| Commercial premises | As the fire risk assessment specifies; busy doors on escape routes need more frequent checks |
The quarterly checks can be carried out by a competent member of the management team. A practical approach is to combine your own routine checks with a periodic detailed survey by an inspector, which gives a defensible record for the communal fire risk assessment. London Fire Brigade’s guide to the 2022 regulations explains the duties by building height.
What happens if a fire door fails?
Our report gives each door a pass or fail, the reasons, and whether it can be repaired or needs replacing. Each defect is prioritised, because a failed door onto the only escape stair matters more than a cupboard door in a back corridor.
- Usually repairable: adjusting or replacing closers, fitting new seals, adding a third hinge, replacing missing screws, fitting compatible fire-rated ironmongery, re-glazing with fire-rated glass.
- Often needs replacing: doors with no evidence of certification, gaps far beyond tolerance, large holes or splits, or flat entrance doors replaced with non-fire-rated doors.
Repairs must use parts compatible with the door’s certification; a standard closer or ordinary hinge can turn a repairable door into a failed one. Where replacement is needed, our fire door installation service quotes for certified doorsets after survey.
How do you inspect flat entrance doors?
From the common side, without needing to enter the flat. From the landing we can check the certification label where visible, the gaps at the head and sides, the seals, the letterplate and spyhole, the hinges and, by opening the door with the resident’s help, whether the self-closer brings it fully into the latch.
Where a resident is out or will not answer, we record the door as not inspected rather than guessing. For buildings over 11 metres, that record, together with your letters to the resident, forms part of the best-endeavours evidence the 2022 regulations expect. We recommend writing to residents before the visit, explaining why the check matters and when we will be there.
Who should carry out a fire door inspection?
Someone competent to judge whether a door will still perform as it was certified. Routine quarterly checks can be done by a trained caretaker or block manager, but a detailed survey needs a person who understands how the leaf, frame, seals, hinges and closer work together, and who can tell a compatible repair from one that undermines the rating. Since October 2023, anyone the responsible person appoints to help with fire safety must be competent, so keep a note of who carried out each check.
What do we find on London fire doors?
The same handful of problems come up across very different buildings.
- Wedged open: often with a fire extinguisher or a rubber doorstop, usually because the door is heavy or on a busy route. If a door needs to stand open, fit a hold-open device that releases when the fire alarm sounds.
- Closers removed in HMOs because tenants find them noisy.
- Leaseholder replacements: attractive new flat entrance doors that carry no fire rating.
- Mansion blocks: original panelled doors that predate modern fire door standards; some can be upgraded, others cannot.
- Purpose-built blocks: riser and meter cupboard doors left open or with broken locks, and letterplates without fire-rated liners.
Can I check fire doors myself?
Yes, for routine checks between inspections. A quick five-point check on each door:
- Look for a certification label or plug on the top or hinge edge.
- Check the gaps are even and roughly the thickness of a £1 coin.
- Check the seals are present and not painted over.
- Check the hinges are firm with no missing screws.
- Open the door fully, let go, and confirm it closes into the latch on its own.
Record each check with the date. If anything fails, or you are not sure, book an inspection.
What does a fire door survey cost?
We price per door: £70 per door for up to 3 doors, £60 per door for up to 6 and £50 per door for up to 12, all inc. VAT. Block-wide surveys of more than 12 doors are quoted. Reports are typically emailed the same day, and we hold £5 million public liability insurance. Request a quote with the number of doors and the height of the building.
Fire door inspection prices in London (inc. VAT)
| Option | Price (inc. VAT) | Notes |
|---|---|---|
| Up to 3 doors | £70 per door | Small HMOs and converted houses |
| Up to 6 doors | £60 per door | Typical conversions and small blocks |
| Up to 12 doors | £50 per door | Larger blocks and commercial premises |
| More than 12 doors | Quote | Block-wide surveys and planned programmes |
All prices include VAT, and the per-door rate applies to every door in the inspection. Central London parking or Congestion Charge may be added; we always confirm before booking.
Book this serviceWhat's included
- Inspection of each door against BS 8214
- Check of certification, gaps, seals, closer, hinges and glazing
- Pass or fail result for every door
- Door schedule with location and defects
- Remedial recommendations prioritised by risk
- Records suitable as quarterly and annual check evidence
- Report typically emailed the same day
How it works
Door count
Tell us how many fire doors need inspecting, including flat entrance doors, and the building height, so we apply the right per-door rate.
Door-by-door inspection
We check labels, gaps, seals, closers, hinges, glazing, ironmongery and signage on each door, from the common side for flat entrance doors.
Pass or fail report
You receive a schedule listing each door's location, result, defects and recommended remedial work, typically emailed the same day.
Remedial work and re-checks
We quote for repairs or replacement doorsets, and can return for quarterly or annual checks so your records stay current.
Fire Door Inspection & Survey: frequently asked questions
Is a fire door inspection a legal requirement?
In residential buildings over 11 metres, yes: the Fire Safety (England) Regulations 2022 require quarterly checks of communal fire doors and best-endeavours annual checks of flat entrance doors. Elsewhere, the Fire Safety Order 2005 requires fire safety measures to be maintained, and the fire risk assessment sets how often doors should be checked. Either way, dated records are your evidence.
What gap should there be around a fire door?
Typically 2–4 mm along the hinge side, the lock side and the top, so that the intumescent seal can close the gap in a fire. The gap at the threshold is usually larger, up to around 10 mm depending on the door's design and certification. The manufacturer's data for the specific doorset takes priority over these general figures.
Do flat entrance doors have to be fire doors?
In a block of flats or a converted house with shared areas, the flat entrance door separates a private home from the common escape route, so it needs to resist fire and smoke and close on its own. The Fire Safety Act 2021 confirmed that flat entrance doors fall within the Fire Safety Order. The lease decides who pays for repair or replacement.
Can a damaged fire door be repaired?
Often, yes. Closers, seals, hinges, screws, ironmongery and fire-rated glazing can usually be repaired or replaced with compatible certified parts. A door with no evidence of certification, gaps far beyond tolerance, large holes or splits, or a non-rated replacement door usually needs replacing. Our report states which route applies to each door so you can budget.
Is it illegal to wedge a fire door open?
Wedging a fire door open defeats its purpose, and if it happens routinely the responsible person may be in breach of the Fire Safety Order duty to maintain fire safety measures. London Fire Brigade can take enforcement action where doors are habitually propped open. If a door needs to stand open for access or ventilation, fit a hold-open device that releases when the alarm sounds.
What will I receive after a fire door inspection?
A door schedule listing every door inspected, with its location, rating evidence, pass or fail result, the defects found and the recommended repair or replacement, prioritised by risk. It works as the record of your quarterly or annual checks, supports your fire risk assessment, and gives a contractor a clear scope of works. It is typically emailed the same day.
Sources and official guidance
Written and checked by the BritCertify technical team. Last reviewed 6 October 2026.