If you own or manage a rented property, especially flats or Houses in Multiple Occupation (HMOs), you are the Responsible Person for fire safety. This is a crucial duty, and the law treats it very seriously.
Fire doors are a simple but essential part of keeping your tenants safe. They are far more than just regular doors! They are a certified barrier meant to hold back fire and smoke for a set time, often 30 minutes (FD30). This extra time is absolutely vital for people to get out safely.
Sadly, many landlords, even across Sussex, Surrey and Kent, make basic blunders that render these safety doors useless. Let’s look at the straight truth about Fire Door Compliance and what you need to put right today.
1. The Gaps Around the Door Are Too Big
This is the most frequent mistake, and it is dead easy to check. A fire door works only if it fits snugly in its frame.
The Mistake: Landlords often allow the small gap between the door and the frame to be too wide. Over time, wood shifts and doors can move. If the gap is too large, smoke and fire can simply stream through it quickly.
The Rule: The gap around the top and sides of the door must be tiny. only 2mm to 4mm wide. Imagine the thickness of two credit cards on top of one another.
Action: Grab a simple gauge or a ruler and check these gaps regularly. If they are too wide, the door needs to be adjusted or refitted by a competent person, usually a qualified joiner or carpenter.
2. Missing or Damaged Seals and Strips
Look closely at a proper fire door, and you will see thin strips around the edges. These are the true lifesavers.
The Mistake: Landlords frequently overlook or simply don’t know about these two key seals:
Intumescent Seals: These strips expand when they get hot.
They completely fill the gap between the door and the frame, creating a solid wall against the fire. If these are missing or damaged, the door will fail straight away.
Smoke Seals: These are normally small plastic or brush strips that stop deadly smoke from leaking through the gaps even before the fire gets properly going.
Action: Check that these seals are fully present all the way around the door or frame. They must be perfect, not cracked, cut, or peeling off. You can’t paint over them; this is the most common reason why we have to change them. If they are damaged or missing, you must replace them with the correct, certified strips.
3. The Self-Closer is Not There or It’s Broken
A fire door is utterly pointless if it is left open when a fire breaks out. It must be designed to shut itself.
The Mistake: Tenants often get fed up with doors that slam shut loudly. To stop the noise, they might:
Take the closing device off entirely.
Prop the door open with a wedge, a pot plant, or a hefty book.
Action: Every fire door must have a reliable self-closing device fitted. You must check that it fully closes the door and latches shut every single time. Tell your tenants clearly that they must never wedge a fire door open.
Door closers play a vital role in keeping your fire door compliant. If you are a landlord in areas like Sussex, Surrey or Kent, local fire inspectors pay close attention to this.
4. Using the Wrong Door Fittings
Fire doors must be fitted as a whole, certified set. You cannot just slap some fire resistant paint on a normal internal door.
The Mistake: Landlords sometimes try to cut costs by:
Using bog standard hinges instead of certified fire rated ones. Even when packing out hinges, it requires intumescent packers and not just cardboard which most people incorrectly use.
Putting in a regular letterbox.
Adding non approved security locks or peep holes.
The Rule: Every part of the door, the door itself, the frame, the hinges, the closer, and the seals must be tested to work as one system. If you change a part for a cheap, non fire rated one, you void the door’s certificate and its ability to stop a fire.
Action: Only use certified fittings. If you need a new lock or handle, ensure it is fire rated and fitted by a professional who understands Fire Door Compliance.
5. Choosing the Right Specialist for the Job
A fire door is a precision-engineered safety device, and fitting one correctly is a specialist skill that gives you real peace of mind.
The Opportunity: Many landlords don’t realise that a fire door requires far more technical know-how than a standard door. It’s not just about hanging it; it’s about ensuring every gap, seal, and hinge works in perfect harmony to keep people safe.
Action: Look for Proven Competence
Value Experience: You want a team that knows the regulations inside out. We are proud to bring over 23 years of experience in carpentry and fire doors, along with all the relevant qualifications and over 250 five-star reviews.
Aim for Quality: Whether you choose us or another provider, the goal is the same: ensure your installer is fully competent. Look for that track record of excellence so you can be confident your doors are safe, compliant, and built to last.
…Look for that track record of excellence so you can be confident your doors are safe, compliant, and built to last.
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For more guidance on managing property costs, explore our latest article on; Why your extension budget goes over, and simple ways to stop it happening.
