Updated: 29 September 2026. If a fire door fails an inspection, the next step is not automatically “replace the whole door”. The correct response depends on the defect, the fire risk assessment, the door’s condition and whether competent repair can restore it to suitable working order.
Current government guidance for residential blocks makes an important distinction: an existing flat entrance door does not need to be replaced simply because it was not manufactured to the latest standard for new buildings. What matters is whether the door remains suitable for its location and continues to perform as an effective fire and smoke barrier.
What should happen when a fire door fails inspection?
- Record the defect clearly.
- Assess how serious it is. Some faults affect performance more than others.
- Check the fire risk assessment. The door must remain suitable for its location and role.
- Arrange repair or replacement by a competent contractor.
- Deal with defects as soon as reasonably practicable.
- Keep evidence of the completed work and re-check the door.
Does a failed fire door always need replacement?
No. Government guidance recognises that many defects can be addressed through suitable maintenance or repair. Replacement becomes necessary where the door is fundamentally unsuitable, badly damaged, incorrectly altered or cannot be restored to an appropriate condition.
The responsible person should avoid two extremes: leaving serious defects unresolved, or replacing every older door simply because it does not match the specification of a newly manufactured door.
Common reasons a fire door fails inspection
- self-closing device does not shut the door fully
- door does not close correctly into the frame
- excessive or uneven gaps around the leaf
- damaged or missing seals where required
- loose, damaged or unsuitable hinges
- damage to the door leaf or frame
- altered glazing or air-transfer grilles
- holes or damage caused by locks, letterplates or hardware
- warping, impact damage or poor previous repairs
What should be repaired first?
Priority should be based on the effect the defect has on the door’s ability to resist fire and smoke and protect the escape route.
A door that does not self-close, cannot latch or has major visible damage can present a more immediate concern than a minor maintenance issue that does not materially affect performance.
The fire risk assessment should help determine the significance of defects and whether interim measures are required while permanent work is arranged.
Who should carry out the repair?
Government guidance says that where inspection identifies the need for repair or replacement, the work should be undertaken by a competent contractor as soon as reasonably practicable.
Competence matters because seemingly small changes to a fire door can affect its performance. Repair work may involve the door closer, hinges, frame, seals, glazing, hardware or the door leaf itself.
Can the self-closer be repaired instead of replacing the door?
Often, yes. If the main defect is a failed or incorrectly adjusted self-closing device and the door itself remains suitable, repairing or replacing the closer may be sufficient.
The finished door should close effectively from different opening positions and sit correctly within the frame without being held open.
What if the gaps around the fire door are too large?
Excessive or irregular gaps can undermine the ability of a fire door to control fire and smoke. The cause needs to be identified rather than hidden with an unsuitable quick fix.
Depending on the door and frame, a competent contractor may be able to adjust hinges, repair the frame or carry out another appropriate remedial measure. Where the geometry or condition cannot be corrected safely, replacement may be necessary.
Should an older fire door be replaced because it has no modern certification label?
Not automatically. Revised government guidance specifically warns against assuming that all existing flat entrance doors must satisfy the standards applied to newly installed doors.
The key question is whether the existing door is suitable and performs adequately in the context of the building’s current fire risk assessment. If there is doubt about inherent fire performance, a more detailed assessment may be appropriate.
How quickly should a failed fire door be fixed?
Government guidance says defects in doors, frames and self-closing devices should be rectified as soon as reasonably practicable.
This is not a reason to create an artificial universal “28-day fire door rule”. The urgency should reflect the actual defect and fire risk. Serious defects may require much faster action.
What are the inspection frequencies for blocks above 11 metres?
For multi-occupied residential buildings in England where the top storey is more than 11 metres above ground level, the Fire Safety (England) Regulations require:
- checks of communal fire doors at least every 3 months
- best endeavours to check flat entrance fire doors at least every 12 months
These routine checks do not replace the broader duty under the Fire Safety Order to maintain fire precautions in buildings within scope.
See the current government fire door guidance.
What records should the responsible person keep?
- inspection date
- door location and identifier
- defects found
- risk or priority assigned
- repair or replacement instruction
- contractor details
- completion evidence
- follow-up inspection result
A clear audit trail is especially important for managing agents and portfolio landlords because it demonstrates that defects were not only identified but actually closed out.
Fire door inspection support in London
Primelinks Solutions helps landlords, freeholders, managing agents and property managers coordinate fire door inspection requirements across London.
- See our fire risk assessment service.
- Read Fire Door Inspections for London Flats and HMOs.
- See the fire risk assessment service.
- For FRA review triggers, read When Should a Fire Risk Assessment Be Reviewed?
- For multiple buildings, use landlord compliance packs.
Frequently asked questions
Can a failed fire door be repaired?
Yes, where a competent repair can restore the door to suitable working order. Replacement is appropriate where repair cannot achieve the required performance.
Does every old fire door need replacing?
No. Government guidance does not require replacement solely because an existing door does not meet the latest standard for new doors.
How quickly should defects be fixed?
Defects should be rectified as soon as reasonably practicable, with urgency based on the nature and severity of the problem.
Who should repair or replace the door?
Where repair or replacement is required, the work should be completed by a competent contractor.
Need a fire door inspection in London?
Use Get a Quote and provide the property address, building type, approximate number of doors and any known defects or previous inspection findings.
This article provides general information and is not fire-engineering or legal advice. Fire-door suitability and remedial work should be considered in the context of the building and its fire risk assessment.