What Is a Fire Door Survey? A Complete Guide
Fire doors are a critical part of a building’s passive fire protection system. They are designed to contain the spread of fire and smoke, protect escape routes, and give occupants vital extra time to evacuate. However, even the highest-quality fire doors cannot perform their function if they are poorly installed, damaged, or maintained. That is where a fire door survey comes in. In this guide, we answer the question: what is a fire door survey, why it is a legal and safety necessity in England & Wales, what it involves, and how often it should be carried out.
1. Understanding Fire Doors and Their Role in Building Safety
A fire door is not just a regular door with a ‘Fire Door – Keep Shut’ sign. It is a tested and certified assembly, designed to resist fire for a set period (commonly FD30 or FD60 – 30 or 60 minutes). Its performance depends on:
- The door leaf and frame
- Intumescent strips (which expand under heat to seal gaps)
- Cold smoke seals
- Glazing (if present) with fire-rated glass
- Ironmongery such as hinges, closers, and locks
- Correct installation to manufacturer’s specifications
A compromised fire door can result in rapid fire and smoke spread, putting lives and property at risk.
2. What Is a Fire Door Survey?
A fire door survey is a systematic inspection and assessment of all fire doors within a building to check whether they comply with legal and safety standards.
The survey assesses:
- Whether the doors are fit for purpose and correctly certified
- Whether they are installed to the correct specification
- Whether they are maintained in good condition and able to perform as intended during a fire
- Whether any remedial work is needed to achieve compliance
This inspection must be undertaken by a competent person with specialist knowledge of fire door regulations, installation methods, and relevant British Standards.
3. Legal Requirements for Fire Door Surveys in England & Wales
Regulatory Reform (Fire Safety) Order 2005 (RRFSO)
- The RRFSO requires the ‘Responsible Person’ to ensure that fire doors in the common areas of non-domestic buildings and the communal parts of multi-occupied residential buildings are kept in efficient working order and good repair.
- A fire door survey is a primary method for demonstrating compliance.
Fire Safety (England) Regulations 2022
- Applies to all multi-occupied residential buildings over 11 metres.
- Requires quarterly checks of all fire doors in communal areas and annual checks of flat entrance doors.
- Surveys are essential for documenting compliance.
Building Safety Act 2022
- Introduces duties for the Accountable Person in higher-risk residential buildings (HRRBs) to maintain safety information, which includes fire door condition records.
British Standards
- BS 8214:2016 – Code of practice for timber-based fire doorsets, recommending regular inspection and maintenance.
- BS 9999:2017 – Provides guidance on fire safety in the design, management, and use of buildings, including fire door maintenance schedules.
4. Why Fire Door Surveys Are Essential
| Life safety | Prevents premature spread of fire and smoke, giving occupants time to escape |
| Legal compliance | Meets duties under the RRFSO and other fire safety regulations |
| Insurance validity | Many insurers require documented fire safety maintenance |
| Reduced liability | Demonstrates due diligence in case of fire incidents |
| Cost control | Identifies minor defects before they require costly full replacement |
5. What Happens During a Fire Door Survey?
A professional fire door survey follows a structured process. This typically includes:
Step 1 – Identification and Asset Register
- Listing each fire door with location and unique ID number
- Recording certification labels and door ratings
Step 2 – Visual Inspection
- Checking for visible damage, warping, or alterations
- Verifying correct signage (‘Fire Door Keep Shut’ or ‘Fire Door Keep Locked’)
Step 3 – Compliance Checks
- Gaps – Measuring clearances around the door (typically ≤3mm at sides and top, ≤10mm at threshold for non-smoke doors)
- Seals – Checking for correct intumescent and smoke seal type, placement, and condition
- Ironmongery – Inspecting hinges, closers, locks, and latches for function and correct specification
- Glazing – Confirming correct fire-rated glass and beading installation
Step 4 – Operational Testing
- Ensuring the door self-closes fully and latches without sticking or dragging
Step 5 – Documentation and Reporting
- Recording all defects with photographic evidence
- Providing a prioritised list of remedial actions (critical, urgent, or routine)
- Offering recommendations for repair, upgrade, or replacement
6. Frequency of Fire Door Surveys
The frequency depends on the building type, use, and regulatory requirements:
| High-rise residential (>11m) | Communal doors: quarterly Flat entrance doors: annually | Include a full survey annually |
| Offices / commercial premises | Annually | 6-monthly in high-traffic areas |
| Healthcare & education | Annually | Quarterly in high-use areas |
7. Common Defects Found in Fire Door Surveys
- Missing or damaged intumescent seals
- Excessive gaps between door and frame
- Non-compliant glazing or beading
- Faulty or missing self-closing devices
- Damaged door leaves or frames
- Unauthorised alterations (e.g., drilled holes for cabling)
- Non-fire-rated ironmongery
- Obstructed or wedged-open doors
8. Fire Door Survey vs Fire Risk Assessment – Key Differences
| Focuses solely on fire doors | Considers the building’s overall fire risk and safety measures |
| Detailed technical inspection of doors | Broad safety review covering multiple fire safety systems |
| Conducted by fire door specialist | Conducted by fire safety assessor |
| Produces door-by-door compliance report | Produces a building-wide risk assessment report |
9. Documentation and Record Keeping
Post-survey, the responsible person should retain:
- Detailed survey reports
- Certificates of compliance or non-compliance
- Repair and maintenance records
- Updated fire door asset register
Good record keeping supports compliance audits and legal defence.
10. Choosing a Competent Fire Door Surveyor
- Have third-party certification (e.g., FDIS, BM TRADA Q-Mark)
- Understand current fire safety legislation in England & Wales
- Provide comprehensive reporting with photographic evidence
- Offer impartial advice on remedial works
11. FAQs – What You Need to Know
Q1: Is a fire door survey a legal requirement?
While not named explicitly in law, regular inspection and maintenance of fire doors are legal duties under the RRFSO and other fire safety regulations. A fire door survey is the recognised method of fulfilling this duty.
Q2: Who can carry out a fire door survey?
Only a competent person with specialist knowledge, training, and experience should carry out a fire door survey. Look for third-party accreditation.
Q3: How long does a fire door survey take?
It depends on the number of doors and the building size. A surveyor can typically inspect 20–30 doors per day.
Q4: What happens if defects are found?
The surveyor will record the issues, categorise them by urgency, and recommend remedial actions. Some defects require immediate repair.
Q5: Can I do the survey myself?
Visual checks can be done in-house, but a full compliance survey requires a trained and competent fire door inspector.
Conclusion
A fire door survey is a vital part of any building’s fire safety strategy in England & Wales. It ensures compliance with the law, protects lives, and reduces the risk of liability.
By identifying defects early and keeping detailed records, building owners and managers can demonstrate due diligence and maintain a safer environment for occupants.
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.
For further information on Fire Door Surveys please fill in our contact form and we will be in touch.
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