What to Expect from a Fire Door Inspection

The Inspection Process

How Fire Door Inspections Work

Fire door inspections are non-destructive visual and functional assessments carried out by trained inspectors. The aim is to establish the current condition of all fire-rated doors in a building, identify defects, and recommend remedial action. This guide walks managing agents, residents, and property owners through what happens during a typical inspection in a London residential block.

What Gets Checked

The Inspection Checklist

Door Frame & Hinges

Checked for structural damage, corrosion, misalignment, and secure fixing. Hinges must be fire-rated and of an appropriate specification, with a minimum of three per leaf on FD30+ doors and no missing or incorrect screws.

Seals & Intumescent Strips

Visual inspection for gaps, compression, deterioration, or missing sections. Any damage compromises the door's ability to contain smoke and heat.

Door Closers

Tested for correct operation. The door must close fully and latch properly every time. Closers that slam open or fail to close are a significant defect.

Glazing & Vision Panels

If present, glass must be fire-rated. Any cracked, broken, or incorrect glazing is noted as a defect. Inspection involves checking for proper installation and sealing.

Signage & Labelling

Fire door signage and 'Keep Clear' markings must be present, legible, and comply with regulations. Missing or faded signs are flagged.

Door Surface & Hardware

Overall condition of the door leaf, including paint finish, handles, locks, and any visible damage. Rust, dents, or warping are documented.

Certification We Check For

What Makes a Door Genuinely Compliant

A fire door only performs as claimed if the leaf, frame, and every item of ironmongery carry matching, current certification. During inspection we check that each element of the door-set is properly certified and compatible:

Door Leaf & Frame Certification

Plug label or stamp identifying the manufacturer and certification scheme. The label specifies the fire rating (FD30, FD60, etc.) and must match the rating required for that compartment.

Test Evidence

Fire doors must be tested for integrity and, where required, smoke leakage. Certification documents link the door-set on site to the tested specification – substitution of any component can void the certification.

Fire-Rated Ironmongery

Hinges, locks and latches, door closers, and panic/emergency hardware must all be correctly specified and marked for fire-door use, with marking visible on the product itself.

Seals & Intumescents

Intumescent strips (minimum 15mm) and cold smoke seals must be compatible with the certified door-set specification. Painted-over, missing, or non-matching seals are a defect that invalidates compliance even when everything else is correct.

Timeline & Duration

How Long Does an Inspection Take?

Inspection duration depends on the size of the block and the number of doors. As a guide:

Small block (6-12 doors)

Typically 2–3 hours. Access is straightforward, and there are fewer doors to assess. The inspector works methodically through the building.

Medium block (20-40 doors)

Usually 4–6 hours, sometimes split across two visits. Larger buildings require more time to access all doors and stairwells consistently.

Large block (40+ doors)

Typically requires a full day or more. Multi-core stairwells and numerous common areas mean extended time on site. Additional visits may be needed.

Most inspections are scheduled during business hours or at times agreed with the managing agent and residents. Access to private flats is usually not required for standard inspections – the focus is on communal fire doors (stairwell, corridor, escape route doors).

The Report & Findings

What You Get After the Inspection

Within 5–10 working days of the inspection, you receive a detailed report. Here's what it includes:

Executive Summary

High-level overview of the building's compliance status, total number of doors inspected, and summary of key defects identified.

Door-by-Door Findings

Each door is documented with its location (e.g., "Ground floor stairwell, Doors 1A–1C"), a condition rating (e.g., Pass, Minor Defects, Major Defects), and any issues found. Photos are included for significant problems.

Remedial Schedule

Prioritised list of works needed, categorised as Immediate (safety-critical), Priority (within 3 months), or Routine (within 12 months). Cost estimates are provided where applicable.

Certification

A signed declaration of compliance (or non-compliance) for your records and insurer. This is critical for managing agents and freeholders.

Common Defects Found

What Usually Needs Fixing

Experience across London residential blocks shows consistent patterns of defects. Here are the most common issues identified during inspections:

01 Damaged or Missing Intumescent Seals – Wear, compression, or gaps expose the fire-rated integrity of the door. Common in high-traffic stairwells.

02 Faulty Door Closers – Closers that don't close the door fully, slam, or are stiff to operate. A frequent defect in older blocks.

03 Missing or Illegible Signage – "Fire Door Keep Clear" labels that are faded, missing, or obscured by paint or fixtures.

04 Hinges Not Fire-Rated – Replacement hinges that don't meet fire specifications, or doors fitted with standard hinges during maintenance.

05 Gaps Between Door & Frame – Misaligned frames or worn seals creating spaces that allow smoke passage. Often linked to building settlement.

06 Cracked or Inappropriate Glazing – Non-fire-rated glass, or damaged fire-rated panes that reduce compartmentation.

07 Loose or Missing Hardware – Handles, locks, or latch mechanisms that are broken or insecure, affecting door functionality.

08 Paintwork Over Seals – Intumescent strips painted over or sealed with non-intumescent filler, eliminating their fire-protective function.

Remedial Options

How to Fix Fire Door Defects

Once defects are identified, remedial action ranges from simple repairs to full door replacement. The options depend on severity, cost, and the door's original specification.

Minor Repairs

Replacing door closers, refitting hinges, reapplying or replacing seals, and repainting with appropriate fire-rated finishes. Quick turnaround, minimal resident disruption.

Seal Replacement Programme

Systematic removal and replacement of intumescent strips and smoke seals across affected doors. Often bundled with closer maintenance to maximise efficiency.

Door Upgrades

Fitting new frames, widened doors for accessibility, or upgraded fire-rated doors with modern hardware. More time-intensive but delivers long-term compliance.

Full Replacement

Complete removal and replacement with fire-certified doors, frames, and hardware. Necessary for badly damaged or obsolete doors. Requires careful access and sequencing.

Preparing for the Inspection

What You Need to Do Before the Inspection

To ensure the inspection runs smoothly and captures accurate findings, a little preparation makes a big difference.

01 Notify Residents – Give residents 1–2 weeks' notice that an inspection is happening. Make clear that access to common areas is needed, but private flats usually don't require entry.

02 Clear Obstructed Doors – Remove furniture, decorations, or items blocking doors in communal areas. Ensure every door can be fully opened and closed during the inspection.

03 Arrange Secure Access – Brief the inspection team on access arrangements, key holders, and secure entry to locked stairwells or communal spaces.

04 Provide Building Information – Share recent plans, maintenance records, and any known issues. This helps contextualise findings.

05 Ensure Adequate Lighting – Stairwells and communal corridors must be well-lit for the inspection. Check that lights are functioning and brighten as needed.

Next Steps

After the Report Is Complete

Once you receive the inspection report, the next phase is planning and executing remedial works. Managing agents typically:

Review Findings

Examine the report carefully, understand the defects, and prioritise works according to the report's recommendations.

Obtain Quotes

Gather repair or replacement costs from qualified contractors. CJD Property Services provides detailed remedial estimates based on inspection findings.

Plan Access & Scheduling

Coordinate with residents, contractors, and service providers to schedule works with minimal disruption. Stairwell access often requires careful timing.

Execute & Document

Carry out repairs and replacements, capture completion photos and evidence, and obtain contractor certification for your records.

Fire door inspections are typically repeated every 6–9 months to maintain compliance. A standing arrangement with a contractor ensures consistent cycles without repeat quotes or administrative burden.