Is a Fire Door Survey a Legal Requirement?
Fire doors are critical life safety systems, designed to contain fire and smoke, protect evacuation routes, and provide vital time for emergency response. Despite their crucial role, fire doors often receive less attention than other fire safety systems like alarms or extinguishers. This raises an increasingly urgent question: Is a fire door survey a legal requirement?
This comprehensive guide explores the current legal framework in England and Wales, outlines when and why a fire door survey is necessary, and offers practical guidance for property managers, landlords, and duty holders under UK fire safety law. It also addresses the legal consequences of non-compliance and answers common questions to help you stay safe and compliant.
What Is a Fire Door Survey?
A fire door survey is a detailed inspection of all designated fire doors in a building to assess their compliance with current safety standards. The survey evaluates the physical condition and performance of each door and ensures that they function as intended in the event of a fire.
A competent inspector will check:
- Certification markings and fire resistance ratings
- Condition and fit of the door leaf
- Integrity of intumescent seals and smoke seals
- Hinges, closers, and latches
- Vision panels and glazing
- Gaps and tolerances (typically 2–4mm at the sides, up to 10mm at the threshold)
- Signage, handles, and locks
The result is a comprehensive report detailing each fire door’s compliance, defects, and recommendations for repair or replacement.
The Legal Framework for Fire Door Compliance
Understanding whether fire door surveys are legally required means examining the wider legal framework. While no single regulation explicitly says “you must conduct a fire door survey,” several laws impose specific duties that make such surveys essential for compliance.
1. The Regulatory Reform (Fire Safety) Order 2005 (FSO)
The FSO remains the cornerstone of fire safety legislation in England and Wales. It applies to all non-domestic premises and the common areas of multi-occupied residential buildings. It places the responsibility for fire safety on a “Responsible Person”—typically the building owner, landlord, employer, facilities manager, or managing agent.
Key duties under the FSO include:
- Carrying out a suitable and sufficient fire risk assessment
- Identifying fire hazards and those at risk
- Implementing measures to reduce or remove fire risk
- Maintaining all fire safety measures in efficient working order
Because fire doors are vital passive fire protection systems, the Responsible Person must ensure they are inspected, maintained, and effective. If you cannot demonstrate that fire doors are compliant, you may be in breach of the FSO—even if you have a valid fire risk assessment.
2. The Fire Safety Act 2021
Introduced in the aftermath of the Grenfell Tower fire, the Fire Safety Act 2021 clarified that the FSO applies explicitly to:
- External walls (including cladding, windows, and balconies)
- Flat entrance doors that open onto common areas in residential buildings
This was a pivotal development. Prior to the Act, there was ambiguity over whether the FSO applied to individual flat doors. Now, it is clear that Responsible Persons must include flat entrance fire doors in their fire risk assessments. That obligation extends to inspecting and assessing their suitability—again highlighting the need for a competent fire door survey.
3. The Fire Safety (England) Regulations 2022
These regulations, in force from 23 January 2023, introduced the first explicit inspection requirements for fire doors in residential buildings in England that are over 11 metres in height.
Under Regulation 10:
- Responsible Persons must undertake quarterly inspections of all fire doors in communal areas
- They must carry out annual checks on entrance doors to individual flats
- Residents must be given information about the importance of fire doors
This legislation effectively mandates fire door inspections for taller residential buildings. While it does not prescribe a specific survey format, commissioning a formal fire door survey is the most effective way to meet these legal obligations.
So, Is a Fire Door Survey a Legal Requirement?
Yes—in practice, a fire door survey is a legal requirement. While legislation does not use that precise phrase, the combined duties in the FSO, Fire Safety Act, and 2022 Regulations mean that fire door surveys are essential for legal compliance in many buildings.
If you are a Responsible Person and you:
- Manage a block of flats, office, care home, hospital, school, or commercial premises
- Have common parts or compartmentation relying on fire doors
- Need to assess flat entrance doors under the FSO or the 2022 Regulations
Then you must inspect and maintain those fire doors. The only way to do this confidently, reliably, and with documented proof is to commission a professional fire door survey.
What Types of Buildings Require Fire Door Surveys?
Fire door surveys are relevant to a broad range of building types, especially where there are shared spaces or sleeping accommodation. Common examples include:
- Purpose-built blocks of flats
- Converted houses in multiple occupation (HMOs)
- Student accommodation
- Sheltered housing and care homes
- Offices, hotels, hostels, and guesthouses
- Hospitals, schools, and universities
- Retail premises and mixed-use developments
Even in low-rise residential buildings, if there are communal fire doors, these must be maintained and inspected—especially if residents are at higher risk (e.g. elderly or disabled occupants).
Who Can Carry Out a Fire Door Survey?
The Responsible Person must ensure that anyone inspecting fire doors is competent. This means they must have:
- The knowledge of fire door standards and performance requirements
- The skills to identify faults and non-compliance
- The experience to make appropriate recommendations
Competency is often demonstrated through third-party certification. Reputable fire door inspectors or companies will hold accreditations such as:
- IFE (Institution of Fire Engineers) membership
- BM TRADA Q-Mark certification
- FIRAS accreditation
- IFC certification
Choosing a certified surveyor gives you confidence that the inspection is legally defensible and technically reliable.
What Does a Fire Door Survey Involve?
A thorough fire door survey should include:
- A door-by-door inspection using a structured checklist
- Photographic evidence of each door’s condition
- A traffic-light grading system (e.g. compliant / minor defects / major failure)
- Identification of non-compliant components
- Recommendations for repairs or replacement
- Guidance on follow-up inspections or rechecks
- A fully referenced report for your fire safety file
Surveys can cover both communal fire doors and flat entrance doors. Many providers offer digital platforms to store inspection records and track remedial actions.
What Are the Risks of Not Conducting a Fire Door Survey?
The consequences of neglecting fire door compliance are serious:
- Legal Penalties: Breaches of the FSO can lead to unlimited fines or imprisonment. Responsible Persons may be prosecuted for failing to maintain fire doors.
- Enforcement Notices: Fire authorities have the power to issue Prohibition Notices, requiring immediate action or building closure.
- Invalidated Insurance: Insurers may refuse to pay out if defective fire doors contributed to fire damage.
- Increased Liability: In the event of injury or death, landlords and duty holders may be held liable in civil or criminal proceedings.
- Reputational Damage: Public awareness following Grenfell has increased scrutiny of fire safety. Failure to inspect fire doors can damage trust and credibility.
How Often Should Fire Doors Be Inspected?
- Communal fire doors: every 3 months (legal requirement for buildings over 11m under 2022 Regulations)
- Flat entrance doors: at least every 12 months
- High-risk or vulnerable-occupant buildings: more frequent inspections may be required
Many property managers combine fire door inspections with annual fire risk assessments, while higher-risk buildings may require separate quarterly checks.
FAQs
Is a fire door survey a legal requirement?
Yes, in practice. Current legislation imposes duties that require regular inspection of fire doors, making surveys essential for compliance.
Who is responsible for fire door surveys?
The Responsible Person under the FSO—typically a building owner, employer, facilities manager, or managing agent.
Do all buildings require fire door inspections?
Most buildings with compartmentation or shared escape routes require fire door inspections, especially those with sleeping accommodation or multiple occupants.
Are fire door checks and surveys the same?
Not exactly. Routine checks are visual inspections done by caretakers or staff. A survey is a detailed professional assessment conducted by a competent person.
How long does a fire door survey take?
Depending on the building size, it can take from a few hours (e.g. small block of flats) to several days (e.g. hospitals or schools).
How much does a fire door survey cost?
Costs vary, but a typical survey starts from £300–£600 for a small block and may exceed £2,000 for larger or complex sites.
Conclusion: Complying with the Law Through Fire Door Surveys
So, is a fire door survey a legal requirement? The answer is a resounding yes—if you intend to comply with your legal duties under the Fire Safety Order, the Fire Safety Act, and the Fire Safety (England) Regulations.
While the term "fire door survey" may not appear in black and white in legislation, the requirement to inspect, maintain, and verify the performance of fire doors is clearly enshrined in law. A professional fire door survey is the most effective way to meet these obligations.
For Responsible Persons, commissioning a fire door survey is not just best practice—it’s an essential step in protecting lives, property, and legal liability.
Need a professional Fire Door Survey?
At Anstey Horne, our accredited fire safety consultants provide expert fire door surveys to help you meet your legal obligations with confidence. We inspect, report, and advise on full compliance — from residential blocks to complex commercial sites.
Get in touch with us today to arrange a no-obligation consultation - please call 020 4534 3130.
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For further information on all aspects of this service see the collection of articles in our blog.
To commission a Fire Door Survey please call 020 4534 3130.
For further information on Fire Door Surveys, Fire Risk Assessment, Retrospective Fire Strategies, FRAEWs or advice in respect of your obligations as a building owner, developer or manager, please contact :
Pete Scholefield
Director
QHSE Compliance & Fire
Manchester
Sarah Taylor
Business Support Manager
Building Surveying
London