Fire door survey, how reliable are they?

Reply to the comment left by Disgrunteld Landlady at 15/07/2026 – 10:24
Exactly what is wrong with this country. Labour is now targeting landlords as if they are criminals rather than dealing with the real criminals, the contractors you mention and the MPs and lax managing agents and in China they just put them up against a wall and shoot them. Check out Richard Tice trying to obtain transparency from a mainly empty disinterested Parliament about huge sums of money being paid overseas, but instead he has been threatened with legal action.
Back to the fire door, this is just becoming over complicated. The flat owner has received a survey so ask that company for recommended approved contractors and get the work done. If next year the survey pulls up other issues ask why these were not identified before, but I am afraid they will just make up some specious nonsense.. I think you do need a FD30 cert though to cover yourself.

Unfortunately you are unlikely to get impartial advice from someone who sees an opportunity to charge you £1,000+ for a new door

I don’t know what the rules are on posting links here, but look at Fireseals direct (I have no connection with them) the bottom of the door can be taken care of using a smoke and flame seal like this for about £30

Norseal NOR820 Surface Mounted Drop Seal – 800mm

Reply to the comment left by Disgrunteld Landlady at 15/07/2026 – 10:13
Sorry he works in and around Manchester

if its a old door it wont have the plug or labelling saying FR30 etc but if its 45mm thick and no paneling or glass then probably ok Yes you need 3 steel hindges the gaps around the edges nominal but the gap under can be bigger You defo. need a self closer or if you got the old perko closer as long as it shuts the door completely its ok to retain As to letter flap if its in the lower half and metal with a flap each side its ok spy hole is to small to get excited about You are responsible for your flat door The final exit door off a communal hallway doesn’t need to fire rated but as always openable always without a key

Reply to the comment left by blair at 18/07/2026 – 07:55
All the flat doors in the block will have to meet the same requirements to meet Fire insurance cover. That is why this is the Landlord’s obligation and a cost in leaseholders service charge

If your flat front door has failed an assessment, and there is a fire, the buildings insurance will be null and void.

Not only that those with non compliant front doors will be liable for all costs to reinstate the building, for any injury or death claims too and if having a mortgage will be in breach of mortgage Ts&Cs and lender can foreclose.

All costs to make the door compliant or to replace are tax allowable expenses so why are you just not doing the works?

Here are the regulations: check them aganist your report

If it met the standard when installed you do not need to do anything – the only exception being a closer and maybe intumescent strips

https://www.gov.uk/government/publications/fire-safety-england-regulations-2022-fire-door-guidance/fire-safety-england-regulations-2022-fire-door-guidance

Firstly you should check your lease to ascertain whether your flat entrance door is demised to you. If it isn’t in the lease it is the Managing Agent that has to organise all the work. Fire survey, contractors etc. if necessary he can use an Employers agent. And then the cost will be claimed in your service charge. The Board has statutory duties under the Regulatory Reform (Fire Safety) Order 2005 to take reasonable steps to ensure that fire risks affecting the common parts are properly managed, so they should be overseeing everything even if the door is demised to you. There has to be a fire survey from an accredited company which it seems your agent has and this should be shown to you. This survey details the things that must be done. A contractor has to issue a certificate of conformity, they must be accredited. The accreditation is strict. I’m sorry I am not in my office or I could give you the full details of this accreditation. Use a good AI that will give you the details. Please don’t use a local carpenter you may be wasting your money. There are stricter rules for blocks that are over 6 storeys high. It is very important you get this right.

The fire safety legislation still places duties on the Responsible Person (often the freehold company or RTM company) regarding doors that protect the common parts.

Reply to the comment left by Disgrunteld Landlady at 15/07/2026 – 10:28
Not good advice. The UK rules are very strict. Get it wrong and there could be a manslaughter case. Please read the law

Reply to the comment left by LS at 18/07/2026 – 11:29
I should have said The board in conjunction with the managing agent, or in other cases the landlord, the RTM company or the person of Responsibility.