Fire door inspections: What the Regulations really mean
Sep 24
Over the last two years, landlords, housing associations, and building managers have spent thousands on fire door inspections and replacements. Many of these doors were ripped out not because they were damaged or dangerous, but simply because they didn’t carry a modern certificate or 'proof' that they were compliant with the latest standards.
The Fire Safety (England) Regulations 2022 (FSER 2022) came into force in January 2023, and with them came a wave of confusion. Were all flat entrance doors suddenly non-compliant? Did every housing block now need brand-new, certified fire doors?
In August 2025, the government stepped in with updated guidance.
Do all flat entrance doors need replacing?
The simple answer is - no!
If a flat entrance door met the fire safety standards in place when it was installed, and it still:
closes properly,
sits well in its frame, and
shows no obvious signs of damage,
then it is likely to be adequate.
The absence of certification, smoke seals, and even intumescent strips does not automatically make a door unfit for purpose. What matters is whether the door still does its job in a fire: holding back flames and smoke long enough for occupants to escape.
When the regulations have been taken too far
The past couple of years have seen plenty of perhaps excessive interpretations of FSER 2022, for example:
Replacing perfectly functional older timber doors just because they don’t look like modern fire doors.
Advising full-scale replacement programmes where only minor repairs were needed.
Paying external contractors for quarterly inspections when the law only requires basic visual checks that can be carried out in-house.
The updated guidance brings much-needed proportionality back into fire safety.
So, what do the regulations actually require?
The FSER 2022 apply to all buildings in England that contain two or more domestic premises with common parts (for example, a block of flats or a converted house with shared corridors or stairways).
Under Regulation 10, the Responsible Person must:
Provide information to residents reminding them to keep fire doors shut, not tamper with closers, and report damage promptly.
Carry out regular checks: > Communal fire doors (stairways, lobbies, corridors): at least every 3 months. > Flat entrance doors (in buildings over 11m, usually 4+ storeys): at least every 12 months.
Failing to meet these duties isn’t just bad practice - it’s a criminal offence if it puts people at risk.
Who should carry out fire door checks?
The updated guidance stresses that checks should be simple, visual, and carried out regularly by building managers, caretakers, or other trained staff. You don’t need a specialist contractor to confirm that a door shuts properly or that there are no major, obvious defects.
But when defects are found - gaps too large, closers not working, or damaged glazing - the Responsible Person must act quickly, whether that means repairs or replacement. And where widespread problems exist, commissioning a formal audit by a competent third party may be the safest route.
Certified, notional and nominal fire doors
One area of confusion has been the difference between certified, notional, and nominal fire doors. In brief:
Certified doors - labelled and tested to current standards.
Notional doors - built to earlier standards, still often adequate if maintained.
Nominal doors - assessed on condition and performance, not paperwork.
The key point is, a door’s functionality matters more than its label.
Final thoughts
The government guidance is clear: you don’t need to rip out every door that lacks a modern certificate. What you do need is a consistent, competent system of checks, inspections and record-keeping.
In our Diploma in Fire Risk Assessment, learners are taken step by step through the anatomy of a fire door. This means understanding every component - from the frame, hinges and glazing, through to seals, closers, and signage - and how each one contributes to keeping fire and smoke at bay.
By working through practical examples, learners gain the confidence to distinguish between minor wear and tear that can be managed, and serious defects that require urgent action or replacement. Learn more about our Diploma here:
