Fire Door Maintenance: What Does It Involve And Why Is It Important?
Installing a fire door is only one part of maintaining effective fire protection within a building. Fire doors are used regularly and can be exposed to everyday wear, accidental damage and changes to the surrounding building.
Over time, components such as hinges, closers, seals, frames and hardware can deteriorate or become damaged. If problems are not identified and addressed, the door may not perform as intended during a fire.
This is why fire door maintenance is an important part of ongoing fire safety management.
But what does fire door maintenance actually involve, and how does it differ from a fire door inspection?
What Is Fire Door Maintenance?
Fire door maintenance involves keeping a fire door and its associated components in suitable working condition.
An inspection is primarily concerned with identifying defects or issues. Maintenance is about taking appropriate action to address those issues and keep the doorset functioning correctly.
Depending on the condition of the door, maintenance may involve adjustment, repair, replacement of certain components or, where appropriate, replacement of the complete doorset.
The work should always take account of the specific fire door specification and any relevant manufacturer or certification requirements.
Why Is Fire Door Maintenance Important?
A fire door is intended to perform an important role when a fire occurs. However, its performance can be affected by damage, wear, incorrect alterations or unsuitable components.
Effective maintenance can help with:
- Maintaining the condition and operation of fire doors
- Addressing damage and general wear
- Supporting fire door compliance
- Keeping doors operating correctly
- Maintaining the protection provided to escape routes
- Supporting the building’s compartmentation strategy
- Reducing the risk of minor defects becoming more significant problems
Government guidance for England states that fire doors should be kept in good working order and good repair, with appropriate maintenance or replacement carried out where faults are identified.
What Does Fire Door Maintenance Involve?
There is no single repair that applies to every fire door. The work required will depend on the condition and specification of the particular doorset.
Maintenance may involve checking or addressing components such as:
- Door leaf
- Door frame
- Intumescent seals
- Smoke seals
- Hinges
- Door closers
- Latches
- Locks and other ironmongery
- Glazing
- Gaps and clearances
These components work together as part of the complete fire door assembly. Replacing a component with an unsuitable alternative could affect the performance of the doorset.
This is why fire door repairs should not simply be treated as general joinery work.
Common Fire Door Problems
Fire doors can experience a wide range of issues, particularly in busy commercial buildings where doors are opened and closed frequently.
Some common problems include:
- Damaged or missing seals
- Damaged door frames
- Incorrect gaps around the door
- Faulty or poorly adjusted door closers
- Damaged hinges
- Worn or unsuitable hardware
- Damage to the door leaf
- Incorrect alterations
- Damage caused by everyday use
Some defects may be relatively straightforward to address, while others may require further investigation to establish the appropriate repair or replacement solution.
Fire Door Repairs Vs Replacement
Finding a defect does not automatically mean that the entire fire door needs to be replaced.
The appropriate solution depends on factors such as the type and extent of the damage, the original specification, the available supporting evidence and the requirements of the doorset.
For example, a damaged component may potentially be replaced where a suitable, compatible component is permitted by the relevant specification. In other situations, repair may not be appropriate and replacement may be required.
The key is to avoid making assumptions. Fire doors are tested and assessed as specific systems, so any repair or alteration needs to be considered carefully.
Who Should Carry Out Fire Door Maintenance?
Fire door maintenance should be undertaken by people with the appropriate skills, knowledge and experience for the work involved.
For more complex repairs or where the condition or specification of a fire door is unclear, using a competent specialist can provide greater confidence that the appropriate approach is being taken.
Third-party certification can also be relevant when choosing a contractor. For example, BM TRADA operates a Q-Mark Fire Door Maintenance Scheme covering competence in the maintenance of fire doorsets.
How Often Should Fire Doors Be Maintained?
There is no single maintenance interval that applies to every fire door in every building.
The appropriate approach will depend on factors including the building, how the doors are used, their condition and the findings of inspections or fire risk assessments.
Certain residential buildings in England have specific statutory routine checking requirements. For example, under Regulation 10 of the Fire Safety (England) Regulations 2022, buildings with a top storey over 11 metres have specific requirements for checks of communal fire doors and flat entrance doors.
For more information about inspection frequency and responsibility, see our guide to How Often Should Fire Doors Be Inspected, And Who Is Responsible?
It is important to distinguish between routine checks, more detailed inspections and maintenance or remedial work. They are related, but they are not necessarily the same thing.
Fire Door Maintenance And Compliance
Fire door compliance should not be viewed as something that is achieved once and then left alone.
Buildings change. Doors are used. Components wear. Building services are altered. Damage can occur.
For this reason, maintaining fire doors should form part of an ongoing fire safety management approach.
The Responsible Person for relevant premises has duties under the Regulatory Reform (Fire Safety) Order 2005, including putting in place and maintaining appropriate fire safety measures.
Where a fire door is found to be damaged or unsuitable, appropriate action should be taken rather than allowing the defect to remain unresolved.
Fire Door Maintenance Checklist
A maintenance programme should take account of the complete doorset and its condition.
Areas to consider can include:
- Door leaf and frame condition
- Intumescent and smoke seals
- Hinges and other hardware
- Door closers and latching
- Glazing, where applicable
- Gaps and clearances
- Evidence of damage or unauthorised alterations
- The suitability of replacement components
- Any relevant manufacturer or certification requirements
The precise checks and remedial work should be appropriate to the doorset and the building.
Why Professional Fire Door Maintenance Matters
Fire doors are specialist safety products rather than ordinary internal doors.
A seemingly minor alteration, replacement component or repair can have implications for the way the doorset performs. This is particularly important where doors form part of a protected escape route or compartmentation strategy.
Using an experienced and suitably competent contractor can help ensure that maintenance is approached with the fire performance of the complete doorset in mind.
Frequently Asked Questions
What does fire door maintenance involve?
Fire door maintenance involves addressing defects and keeping the doorset and its components in suitable working condition. This may include work to seals, hinges, closers, hardware, frames and the door leaf.
How often should fire doors be maintained?
There is no single maintenance interval for every fire door. Frequency depends on factors such as building use, condition, inspection findings and the relevant fire safety requirements.
Who is responsible for fire door maintenance?
Responsibility depends on the building and applicable fire safety legislation. In relevant non-domestic premises, the Responsible Person has duties relating to fire safety measures and their maintenance.
Can fire doors be repaired?
Yes, some fire doors can be repaired, but the appropriate solution depends on the defect, doorset specification and supporting evidence. Repairs should not compromise the fire performance of the doorset.
When does a fire door need replacing?
Replacement may be appropriate where a door is significantly damaged, unsuitable for its location or cannot be adequately repaired in accordance with its specification.
What are the most common fire door maintenance issues?
Common issues include damaged seals, incorrect gaps, damaged frames, faulty closers, damaged hinges, worn hardware and damage to the door leaf.
Can I carry out fire door maintenance myself?
Some basic checks may be appropriate for trained building personnel, but more complex inspection, repair or replacement work should be undertaken by people with suitable competence and experience.
