The law does not say "inspect your fire doors once a year".
It says something wider, and it helps to know where the wording comes from.
The Fire Safety Order
The Regulatory Reform (Fire Safety) Order 2005 covers non-domestic premises in England and Wales. That includes the shared parts of blocks of flats, HMOs, schools, care homes, offices and shops.
It names a "responsible person". In a workplace that is usually the employer. In a building where nobody is employed, it is whoever has control of it, such as a landlord or managing agent.
The responsible person must carry out a fire risk assessment and keep the fire safety measures in efficient working order. Fire doors are one of those measures.
The Fire Safety Act 2021 made it plain that in a building with more than one home, the Order covers the structure, the external walls and the entrance doors to the flats.
The 2022 Regulations
The Fire Safety (England) Regulations 2022 came in on 23 January 2023. They add duties for residential buildings with two or more sets of domestic premises.
Above 11 metres, the responsible person has to check:
- fire doors in the communal parts at least every three months
- flat entrance doors at least every 12 months, using best endeavours
Self-closing devices must be included in those checks. If a resident will not let you in, you keep a record of the steps you took.
Residents also have to be told that fire doors must be kept shut and that faults must be reported.
Where 11 metres comes from
The height is measured to the floor of the top storey. A four-storey block can sit under it. A converted office tower will not.
Under 11 metres the Regulations do not set these exact intervals. The Order still applies. How often you check is a decision your fire risk assessment should explain.
Not the same as an inspection
Those quarterly and yearly checks can be done by a person on site who knows what to look for. They are quick checks.
A full inspection is slower and measures everything. We wrote about the difference on the frequency page.
England only
All of this is for England. Wales has the Order but not the 2022 Regulations. Scotland and Northern Ireland have their own laws. If your building is there, ask someone who knows those rules.
In a block of flats in Luton we repaired 34 doors. That kind of work starts with someone being named as responsible and then actually looking.
Questions we get asked
Who is the responsible person for a block of flats?
Usually the freeholder or the managing agent acting for them. If you are not sure, check your lease or management agreement.
Do I have to use an outside inspector?
The law does not say so. It says the checks must be done properly. Someone who knows what a failing door looks like needs to do them.
Send us the postcode and a rough door count and we will come back with a price.
Get a price