Fire Door Checks in Blocks of Flats: What Managing Agents and RTM Companies Need to Know
Updated: Oct 24
Fire doors are easy to forget about. They sit quietly in corridors and stairwells, and most of the time nobody notices them until a resident complains that one slams, or a contractor wedges one open to carry materials through. But in a block of flats, communal fire doors and flat entrance doors are a key part of how the building keeps residents safe.
They hold back fire and smoke long enough for people to get out and for firefighters to get in.If you're a managing agent, RTM company or RMC director, fire door checks are part of your job, and since January 2023 the rules in England have been much clearer about what's expected. This guide covers what the law asks for, what a check actually involves, and how to keep on top of it without it swallowing your week.
Who is responsible?
Under the Regulatory Reform (Fire Safety) Order 2005, the common parts of a block of flats have a "responsible person". Depending on how the building is run, that's usually the freeholder, or the RTM company or RMC that controls the common parts. Managing agents often carry out the duties on their behalf and can share responsibility under the Order. The responsible person has to make sure fire safety measures, including fire doors, are kept in good working order.
The Fire Safety (England) Regulations 2022 added specific duties on top of that, and the building's height makes a difference.
What the 2022 regulations require
All blocks with two or more flats sharing common parts must give residents information about fire doors. In plain terms, residents should be told that fire doors must be kept shut when not in use, that they shouldn't tamper with self-closers, and that they should report any damage or faults straight away.
Blocks with storeys over 11 metres high (usually around four or five storeys or more, but measure height, not storeys) have extra duties:
Communal fire doors in the common parts must be checked at least every three months.
Flat entrance doors that open onto the common parts must be checked at least once a year, on a "best endeavours" basis.
"Best endeavours" matters because flat front doors often form part of the leaseholder's demise, depending on the lease, so you need their cooperation to get access. If a resident won't let you in, you're expected to show you genuinely tried: letters, emails, calls and offered appointment slots, all recorded.
Higher-risk buildings (at least 18 metres or seven storeys, with at least two residential units) also fall under the Building Safety Act 2022, which brings further duties for the accountable person, including registering the building with the Building Safety Regulator. If you manage one of these, fire door checks will sit inside a wider safety case.
The 2022 regulations apply in England only. Wales is also covered by the Fire Safety Order but has its own rules and reforms, and Scotland has separate legislation, so check local requirements if you manage blocks there.
Blocks under 11 metres: are you off the hook?
Not quite. The quarterly and annual checks aren't mandatory under the 2022 regulations for lower blocks, but the Fire Safety Order still requires fire doors to be maintained. Your fire risk assessment should set out how often doors are checked, and many managing agents follow a similar routine anyway because it's simpler to run one process across a whole portfolio.
What a fire door check looks like
A routine check isn't a full survey. It's a visual and practical inspection by someone who knows what they're looking for. Typical points include:
The door closes on its own. Open it fully, let it go and make sure it closes completely into the frame and latches, without being held up by the floor, carpet or frame.
The self-closer works. No leaking oil, no loose fixings, not disconnected or tied back.
Gaps around the door. The gaps between the door and the frame should be even and not too large. A commonly used rule of thumb is around 3mm, but always check against the door's certification or manufacturer's guidance.
Intumescent strips and smoke seals. These should be in place, undamaged and not painted over.
Hinges. Secure, with no missing screws, and the right number for the door.
Glazing. Any glass panels should be intact and properly fixed, with no cracks.
Damage and alterations. No holes, splits, cat flaps, or letterboxes, locks or other hardware that aren't fire-rated and compatible with the door set.
Signage. "Fire Door Keep Shut" signs where they're needed.
Not wedged open. Fire doors propped open with wedges or fire extinguishers are one of the most common problems in communal areas.
Keep a record of every check
The government's guidance recommends recording your checks, and in practice it's essential. A simple log for each door should show the date, who did the check, what they found and what was done about it. For flat entrance doors, add every attempt to get access.
Good records protect you if there's ever a fire, an insurance query or a visit from the fire and rescue service. They also show patterns, such as the same corridor door being damaged every few weeks, which may point to a bigger issue like heavy deliveries or a faulty closer.
When a check finds a problem
Most issues are small fixes: adjusting or replacing a closer, refitting a seal or tightening hinges. Others need more work, such as rehanging or replacing a door set. Fire door remedials should be done by competent people using compatible, certified parts. Many managing agents look for installers with third-party certification for fire door work.
Act on faults quickly. A communal door that won't close properly is a live risk, not something to batch up for next quarter. Tell residents when work is planned, especially if a corridor or stairwell will be affected.
Making fire door checks manageable
The challenge for most managing agents isn't knowing what to do. It's the coordination: booking inspectors on a rolling schedule, chasing access to dozens of flats, getting quotes for remedials, keeping residents informed and keeping the records tidy across several buildings.
That's where outsourced coordination helps. At ProLink Property Support, we're based in Manchester and support managing agents and RTM companies across the UK. We can schedule fire door checks with competent, suitably qualified contractors, handle the resident access letters and follow-ups, arrange remedial quotes and keep a clear record of every door and every action, so you have the evidence ready when you need it.
If your fire door checks are overdue, or you'd like help putting a schedule in place, get in touch for a quote or see our property management support services.
This article is general information, not legal advice. Always follow your building's fire risk assessment and take professional advice where needed.
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