New laws regarding fire doors?

New laws regarding fire doors?

0:06 AM, 4th July 2023, About 10 months ago 10

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Hello, I am trying to find out how the law has changed regarding fire doors in converted buildings with 3 flats and one communal staircase leading to the main front door.

I understand that a new law came in this January.

The doors were renewed about 5 years ago and are 30 minute fire doors. They have no self closers, smoke seals or intumescent strips as that wasn’t a specification then.

I have searched for ages but even on government sites it doesn’t give a specification for the new compliant doors, if indeed it has changed.

We don’t want to have issues with our insurer if there is a fire.

I spoke to them and they didn’t give me any details, just sent me the ‘small print’ saying we have to be compliant with current regulations.

Thank you for your help.


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The Property Man

9:53 AM, 4th July 2023, About 10 months ago

Hi Helen, the doors will need to be fitted with self closers and smoke seals or intumescent strips.

What you will be best doing is getting a Fire Risk Assessment done on the building and they will advise on everything you need. The Assessment is not a Pass or Fail they simply advise what you need to be complaint and there are many companies out there conducting Fire risk Assessments reports for communal areas and blocks of flats etc.

Simon Britton

13:44 PM, 4th July 2023, About 10 months ago

I don't think the existing doors qualify as 30min FR. The requirement applies to the whole installation including the frame so should include closer, intumescent strips/smoke seals, deep rebates and latches.
Definitely best to have risk assessment.

Des Taylor & Phil Turtle, Landlord Licensing & Defence

13:57 PM, 4th July 2023, About 10 months ago

The requirements for flat doors are now


Fit both sides and top with combined intumescent strip and cold smoke seals (brush strips)
• Fit CE marked hydraulic closers to BS EN 1154
• Fit CE marked latch to BS EN 12209
• If a lock is fitted it must be fire rated to BS EN 12209 and fitted with a thumb-turn on the inside
• Fit 3 x fire rated hinge to BS EN 1935
• Ensure that gaps to top and sides are approx. 3mm and no more than 4mm. See
manufacturer’s instructions.

Des Taylor & Phil Turtle, Landlord Licensing & Defence

13:57 PM, 4th July 2023, About 10 months ago

Also see the new Fire safety responsibilities under Section 156 of the Building Safety Act 2022 just published


16:03 PM, 4th July 2023, About 10 months ago

Are these the flat front doors?


13:42 PM, 5th July 2023, About 10 months ago

The freeholder or their management company needs to commission a Fire Risk Assessment and follow it. I assume there is then a provision for them to then recoup the costs from the leaseholders.

Laura Delow

9:04 AM, 8th July 2023, About 10 months ago

Any breach of the regulations is a criminal offence if the breach places one or more relevant persons (for example residents, staff or visitors) at risk of death or serious injury in the event of fire.
Minor offences can often result in a £5,000 fine. Major violations can result in unlimited fines and up to two years imprisonment.
Intumescent strips if not originally present may be acceptable, subject to the findings of the fire risk assessment.
It is very important that there is an effective self-closing device on fire doors of flat entrances and fire doors within common parts.

Judith Wordsworth

9:56 AM, 8th July 2023, About 10 months ago

Reply to the comment left by Simon Britton at 04/07/2023 - 13:44They do. Just need to add self closing hinge, fire hinges, luminescent strips, remove any locks that can be locked with a key from inside the flat - get Eurothumb lock to replace.
Wicked do a conversion pack, several others do too
See Des Taylor et al’s comment above
I had my done for £310 per door inc parts and Labour.


15:12 PM, 8th July 2023, About 10 months ago

Fire seals and closers have been a thing for well over 20 years. These doors have never been compliant.


15:17 PM, 8th July 2023, About 10 months ago

Thank you for your help everybody.

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