Fire doors compartmentalise non-domestic UK buildings by holding back smoke and flames during a fire, buying occupants time to evacuate. Post-Grenfell legislative changes have tightened the obligations around checking these doors. The Responsible Person must now follow specific inspection requirements set out under the Regulatory Reform (Fire Safety) Order 2005 (RRO), as amended by the Fire Safety (England) Regulations 2023.
Understanding Regulation 17 and the RRO
When people refer to "Reg 17", they are generally pointing to the specific fire door duties introduced by the Fire Safety (England) Regulations 2023, which amend the RRO 2005. These regulations place direct, legal obligations on the Responsible Person for multi-occupied residential buildings. However, the underlying duty to maintain fire doors in good repair under the RRO applies to virtually all non-domestic and commercial premises.
Under these rules, it is a legal requirement to conduct routine checks of fire doors. The exact frequency depends on the type of building and its occupants. The goal is not just to have fire doors in place, but to ensure they will actually function correctly in an emergency.
What Are the Inspection Frequencies?
The Fire Safety (England) Regulations 2023 set out specific timelines for checking fire doors in residential multi-occupied buildings. While these exact statutory frequencies apply to residential blocks, they represent best practice for commercial buildings as well.
- Quarterly checks: In residential buildings over 11 metres in height, the Responsible Person must check all fire doors in the common parts (such as corridors and stairwells) every three months.
- Annual checks: In the same residential buildings over 11 metres, the Responsible Person must also carry out a more thorough check of all flat entrance doors at least once a year.
- Best practice for commercial premises: While the 2023 regulations target residential buildings, commercial business owners must still ensure fire doors are routinely maintained. HSE and British Standards guidance (such as BS 9999) suggests regular inspections, typically every six months, with more frequent visual checks as part of daily or weekly premises walk-throughs.
What Does a Fire Door Check Involve?
A fire door is a complex piece of engineering. A quick glance is not enough. A proper inspection requires checking several critical components to ensure the door's fire resistance has not been compromised.
A thorough fire door check should include:
- Certification: Checking for a fire door label or plug on the top or side of the door to confirm it is a certified fire door.
- Gaps and Seals: Ensuring the gap between the door and the frame is consistently less than 4mm when the door is closed. Intumescent and cold smoke seals must be intact and fully functional.
- Hinges: Confirming all hinges are firmly fixed, with no missing or broken screws, and that there are typically three hinges per door.
- Closing Mechanism: Testing the self-closing device to ensure the door closes fully and latches securely from any angle of opening.
- Locks and Latches: Ensuring all locking mechanisms work smoothly and do not compromise the door's fire integrity.
- Signage and Glazing: Checking that any fire safety signage is visible and that any vision panels contain intact fire-rated glass.
Keeping Records of Your Inspections
Under the RRO, the Responsible Person must be able to demonstrate compliance. This means keeping a clear, accurate record of all fire door checks and any subsequent maintenance. If a fire safety inspector from the local fire and rescue service visits your premises, they will expect to see documentation proving that your fire doors are being checked regularly and that any defects are being promptly repaired.
If you have five or more employees, or if your premises are subject to licensing, you are legally required to record the significant findings of your fire risk assessment, including the condition and maintenance of your fire doors.
How HawkSwift Can Help
Navigating fire door inspection requirements and ensuring full compliance with the RRO can be complex, particularly for business owners managing multiple premises. A professional fire risk assessment will evaluate your fire doors as part of your overall fire safety strategy, identifying any defects and providing clear, actionable guidance.
At HawkSwift Ltd, our NEBOSH-qualified assessors provide comprehensive fire risk assessments starting from £199 + VAT. We deliver detailed, easy-to-follow reports within 48 hours, helping you understand your legal duties and keep your premises safe. To ensure your fire doors and wider fire safety measures are fully compliant, book a fire risk assessment with our team today.
Quick answers
Q: How often do I need to check fire doors in a commercial building?
While the Fire Safety (England) Regulations 2023 set strict quarterly and annual legal frequencies for residential buildings over 11 metres, commercial premises must still maintain fire doors routinely under the RRO 2005. HSE and British Standards guidance suggests formal inspections every six months, alongside more frequent visual checks during daily or weekly premises walk-throughs.
Q: What is involved in a proper fire door inspection?
A proper inspection requires checking several critical components to ensure the door's fire resistance is intact. This includes confirming certification labels, checking that gaps around the door are less than 4mm, verifying intumescent seals are functional, and testing the self-closing device to ensure the door fully latches from any angle.
Q: Do the new fire door regulations apply to my business premises?
The specific fire door duties introduced by the Fire Safety (England) Regulations 2023 apply directly to the Responsible Person for multi-occupied residential buildings. However, the underlying legal duty to maintain fire doors in good repair under the Regulatory Reform (Fire Safety) Order 2005 applies to virtually all non-domestic and commercial premises.
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