Updated: 27 September 2026. Fire doors are a critical part of fire safety in blocks of flats, HMOs and other multi-occupied residential buildings. They are designed to limit the spread of fire and smoke, protect escape routes and give residents and firefighters more time to respond safely.
For London landlords, freeholders and managing agents, the important point is that fire-door duties are not identical in every building. The Fire Safety (England) Regulations 2022 introduced specific routine checking requirements for blocks of flats with a storey more than 11 metres above ground level, while broader fire-risk and maintenance duties can apply to other buildings as well.
Fire door inspection requirements at a glance
| Building / door type | Key requirement |
|---|---|
| Multi-occupied residential building with a storey over 11m: communal fire doors | Checks at least every 3 months, including self-closing devices. |
| Multi-occupied residential building with a storey over 11m: flat entrance doors | Best endeavours to check every 12 months, including self-closing devices. |
| All multi-occupied residential buildings with common parts | Residents must be given information about the importance of fire doors. |
| Buildings within the Fire Safety Order generally | Fire doors identified by the fire risk assessment must be kept in good working order and properly maintained. |
| HMOs and smaller blocks | Requirements depend on the building, fire risk assessment, housing standards and any licence conditions; the over-11m checking frequencies should not automatically be assumed to apply. |
Which buildings have mandatory quarterly and annual fire-door checks?
The Fire Safety (England) Regulations 2022 require responsible persons for multi-occupied residential buildings in England with a storey more than 11 metres above ground level to:
- check all fire doors in the common parts at least every three months
- use best endeavours to check flat entrance doors at least every 12 months
- include the operation of self-closing devices in those checks
The government summarises these requirements in its Fire Safety (England) Regulations 2022 fire-door guidance.
Do the 3-month and 12-month rules apply to every block of flats?
No. The specific Regulation 10 routine-checking frequencies apply to blocks of flats where the top storey is more than 11 metres above ground level.
However, that does not mean fire doors in lower buildings can simply be ignored. The Fire Safety Order requires suitable fire precautions in buildings within scope, and the fire risk assessment should identify relevant fire doors and whether they are adequate and properly maintained.
Government guidance makes clear that the Regulation 10 checks do not replace the wider duty to keep fire-safety measures in good working order.
What about fire doors in HMOs?
HMOs often need fire-resisting doors and self-closing devices as part of the overall fire-safety strategy, but the exact requirements depend on the building layout, occupancy, local housing standards, fire risk and any licence conditions.
It would therefore be misleading to say that every HMO automatically has the same quarterly and annual inspection frequencies as a block over 11 metres. Instead, landlords should follow the relevant fire risk assessment, HMO standards and licence requirements for the specific property.
For wider HMO duties, see our HMO Compliance Checklist for London Landlords.
What should a fire door check look for?
A routine fire-door check should look for obvious defects that could prevent the door from doing its job. Depending on the door and building, this can include:
- whether the door closes fully into the frame
- whether the self-closing device operates correctly
- damage to the door leaf, frame or glazing
- damaged, missing or poorly fitted seals where seals are required
- loose or damaged hinges and hardware
- significant gaps or distortion around the door
- unauthorised alterations, holes or penetrations
- doors being wedged or held open without an appropriate approved system
- damage to letter plates, locks or other components that may affect fire performance
A visual check is useful for routine monitoring, but defects, replacement decisions and more detailed condition assessments should be handled by a competent person where the responsible person is not suitably qualified.
Why are self-closing devices so important?
A fire door cannot provide its intended protection if it is left open during a fire. Self-closing devices are therefore a critical part of many flat entrance and communal fire doors.
London Fire Brigade warns that poorly adjusted closers can cause doors to slam, which can encourage residents to wedge them open. The better solution is to have the closer correctly adjusted or repaired so that the door closes reliably without creating avoidable nuisance.
See London Fire Brigade’s guidance on fire doors for property managers.
Are flat entrance doors part of the fire risk assessment?
Yes. The Fire Safety Act 2021 clarified that flat entrance doors between domestic premises and common parts fall within the scope of the Fire Safety Order.
Government guidance says the fire risk assessment should identify relevant doors and determine whether they are adequate to resist the spread of fire and smoke into or within the common parts.
What does “best endeavours” mean for annual flat-door checks?
For blocks over 11 metres, the responsible person must use best endeavours to check flat entrance doors every 12 months. Because access to the inside of the flat is normally needed, residents should be contacted in advance and reasonable steps taken to obtain access.
Government guidance says records should show the steps taken to arrange checks, including cases where access was not granted. A simple inspection schedule and door-by-door record can make this easier to demonstrate.
What records should a managing agent keep?
- building and door identification
- date of each check
- name or role of the person carrying out the check
- condition observed
- defects identified
- photographs where useful
- actions raised and target dates
- repair or replacement evidence
- attempts to obtain access to flat entrance doors
For portfolio managers, keeping this information in one compliance register makes it easier to track quarterly communal-door checks, annual flat-door access and outstanding defects.
What if a fire door fails an inspection?
A failed or defective fire door should not simply be recorded and forgotten. The responsible person should assess the seriousness of the defect and arrange appropriate repair or replacement by a competent person.
The urgency depends on the defect and the building’s fire strategy. A self-closer that no longer shuts the door, serious damage to the leaf or frame, or defects that undermine smoke and fire resistance may require prompt action.
How do fire-door inspections connect with the fire risk assessment?
The fire risk assessment establishes the building’s overall fire-safety measures and should identify which doors perform a fire-resisting function. Fire-door inspections then help confirm that those doors continue to operate as intended between formal risk-assessment reviews.
For a wider explanation, read our 2026 guide to fire risk assessments for blocks of flats.
Fire door inspection services in London
Primelinks Solutions helps landlords, freeholders, managing agents and property managers coordinate fire-safety requirements across London.
- See our fire risk assessment service.
- For wider building risk, see Fire Risk Assessment.
- Read the Fire Doors & Emergency Lighting Guide.
- For London coverage, see our London coverage page.
Frequently asked questions
How often should communal fire doors be checked?
In multi-occupied residential buildings with a storey over 11 metres, communal fire doors must be checked at least every three months.
How often should flat entrance fire doors be checked?
In blocks over 11 metres, the responsible person must use best endeavours to check flat entrance doors at least every 12 months.
Do buildings under 11 metres still need to maintain fire doors?
Yes, where fire doors form part of the building’s fire precautions. The specific Regulation 10 checking frequencies may not apply, but wider Fire Safety Order duties and the fire risk assessment still need to be followed.
Can a landlord inspect a fire door themselves?
Routine visual checks can be straightforward, but the responsible person must be confident the person carrying them out is competent for the task. Specialist assessment, repair or replacement should be handled by an appropriately competent person.
Need fire-door inspections in London?
Use Get a Quote and provide the building address, approximate height or number of storeys, number of communal and flat entrance doors, and any existing fire risk assessment or previous inspection records.
This article provides general information and is not fire-engineering or legal advice. The correct fire-door requirements depend on the building, fire strategy, risk assessment and applicable legislation.