In England, if you are the Responsible Person for a block of flats with a storey more than 11 metres above ground level, you must check the communal fire doors at least every three months and use your best endeavours to check flat entrance doors at least once a year. In any block with two or more flats, you must also give residents information about fire doors. These duties come from the Fire Safety (England) Regulations 2022, which came into force on 23 January 2023.
Why fire doors matter in flats
Most blocks of flats are designed so that a fire in one flat stays there long enough for firefighters to deal with it. Residents in other flats can often stay put, because walls, floors and doors hold back fire and smoke. Fire doors are a critical part of that design. A flat entrance door that doesn't close, or has missing smoke seals, can let smoke into the corridor and stairs that everyone else needs to escape.
The Fire Safety Act 2021 confirmed that flat entrance doors are covered by the Regulatory Reform (Fire Safety) Order 2005, so the Responsible Person for the building must consider them in the fire risk assessment, even though the door may belong to the leaseholder.
Which buildings are covered
The 2022 Regulations apply in England to buildings that contain two or more sets of domestic premises. The duties increase with the height of the building.
| Building | Fire door duties |
|---|---|
| Any building with two or more sets of domestic premises and common parts | Give residents information about the importance of fire doors when they move in, and at least every 12 months |
| A storey more than 11 metres above ground | Check communal fire doors, including self-closing devices, at least every three months. Use best endeavours to check flat entrance doors at least every 12 months |
| At least 18 metres high or at least seven storeys | The 11 metre duties, plus further duties such as a secure information box, wayfinding signs, building plans for the fire and rescue service, and monthly checks of firefighting lifts and equipment |
Height is measured to the floor of the top storey, not to the roof. A building with a top storey above 11 metres will usually have at least five storeys, but measure it if you are unsure.
What residents must be told
In every building with two or more flats and common parts, residents must be told, in a way they can understand, that:
- Fire doors should be kept shut when not in use
- Residents should not tamper with self-closing devices on fire doors
- Residents should report any fault or damage to fire doors immediately to the Responsible Person
The same information has to be given to new residents as soon as reasonably practicable and to all residents at least once a year.
Checking communal doors every three months
Communal fire doors include the doors onto stairs, lobbies and corridors, plant rooms, bin stores and risers. In buildings over 11 metres, they must be checked at least every three months.
A routine check looks at whether each door is still able to do its job. It typically covers:
- Closing. The door closes fully into its frame from any angle, without sticking, and the self-closing device works
- Seals. Intumescent strips and smoke seals are present, continuous and undamaged
- Gaps. The gaps around the edges are consistent and within the tolerance for the door, commonly around 2 to 4 millimetres at the sides and top
- Hinges and hardware. Hinges are secure with no missing screws, and the latch engages
- Damage. No holes, splits or alterations in the door leaf or frame
- Glazing. Any glass panels are intact and the beading is secure
- Signs. Communal fire doors carry the right signs, such as "Fire door keep shut"
The Regulations do not require a specialist for these routine checks, but whoever does them must be competent, and you should record the results. Faults should be put right promptly.
Checking flat entrance doors every year
Flat entrance doors are harder, because you need access to the flat to check the door properly. The Regulations require you to use best endeavours, which means making a genuine and recorded attempt.
In practice, that usually means writing to each resident to explain why the check is needed and offering appointments, following up if there is no response, and keeping a record of every attempt. Where you cannot get in, check what you can from the communal side and record why the full check was not possible.
Flat entrance doors are a common weak point. Leaseholders may have replaced doors with ones that look similar but are not fire-rated, fitted letter boxes or door viewers that are not fire-rated, or removed self-closers. Each of these can undermine the protection of the corridor.
Routine checks and specialist inspections
There is a difference between a routine check and a full fire door inspection.
A routine check is the quarterly or annual look described above, which a trained member of staff, caretaker or managing agent can carry out.
A fire door inspection is a detailed survey by a qualified inspector, usually with reference to BS 8214, the code of practice for fire door assemblies. The inspector records each door's condition, often with photographs, and produces a schedule of repairs. Many Responsible Persons commission one at the start, to establish a baseline, and then use routine checks in between. Inspectors certified under the Fire Door Inspection Scheme (FDIS) are trained to do this work.
If your fire risk assessment has flagged fire doors as a concern, a full inspection is usually the next step.
Repairs and replacement
Repairs such as replacing seals, adjusting closers and refitting hinges are often straightforward, but they should use compatible, fire-rated components. Replacement doors should be complete certified door sets, fitted in line with the manufacturer's instructions. Flat entrance doors are commonly specified as FD30S, meaning 30 minutes of fire resistance with smoke seals, but the right specification depends on the building and its fire strategy.
Look for installers who hold third-party certification, such as BM TRADA Q-Mark or FIRAS, so that the door is fitted the way it was tested. You can get quotes for fire door inspection, repair and replacement.
Keeping records
Keep records of every check and inspection, the faults found, and when they were fixed. Keep copies of your letters to residents about fire doors and your attempts to access flat entrance doors. The fire and rescue service may ask to see them, and they show that the duties are being met.
Wales, Scotland and Northern Ireland
The Fire Safety (England) Regulations 2022 apply in England only. Fire doors still need to be maintained under the general duties in the rest of the UK: the Fire Safety Order in Wales, the Fire (Scotland) Act 2005 in Scotland, and the Fire and Rescue Services (Northern Ireland) Order 2006 in Northern Ireland. Check with your local fire and rescue service for any specific expectations.
If you manage a house in multiple occupation rather than a purpose-built block, see our guide to HMO fire safety for landlords.
This guide is general information, not legal advice. Requirements depend on your building, and they differ in Scotland and Northern Ireland. Last updated 21 October 2026. Spotted something out of date? Tell us.