For managing agents and leaseholders
Fire door replacement for flats in London
We replace flat entrance doors across buildings where the doors no longer meet fire safety requirements, working with the managing agent and each leaseholder for access. A leaseholder in one of those buildings reviewed the work on Trustpilot.
- Federation of Master Builders member
- Itemised schedules of works
- Reviews on Trustpilot
Fire door replacement for flats in London: at a glance
- Flat entrance doors
- Checked every 12 months
- Buildings with storeys above 11 m
- Communal fire doors
- Checked every 3 months
- Buildings with storeys above 11 m
- Who pays
- Set by the lease
- Section 20 over £250 per leaseholder
- Ask any installer
- Test evidence
- For the fire rating of the doorset
What a replacement should include
Questions worth asking any fire door installer
A complete doorset
- A door and frame supplied together, with fire test evidence for the rating required
- Intumescent and smoke seals
- A self-closing device that closes the door fully from any angle
- Hinges, locks and ironmongery suitable for fire doors
- Gaps around the door within the manufacturer’s tolerances
- Fire door signage where required
Ask for
- The fire rating and the test evidence for the doorset being installed
- How gaps, seals and the closer will be checked at handover
- A record of each door installed, for the building’s fire safety file
- How access will be arranged with each leaseholder
The rules
What the regulations require
A summary for England. Your fire risk assessment and lease set out what applies to your building.
- Fire Safety (England) Regulations 2022
- In blocks with storeys above 11 metres, the responsible person must use best endeavours to check flat entrance doors at least every 12 months and communal fire doors at least every three months.
- Fire risk assessment
- The responsible person must keep a fire risk assessment for the common parts. It often identifies doors that need replacing.
- Who pays
- The lease decides whether the entrance door belongs to the leaseholder or the landlord, and so who pays. Where leaseholders contribute more than £250 each, Section 20 consultation applies.
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This team replaced the front-door of our flat (and a few others in our building) due to upgraded fire-safety regulations, and we are very impressed with the outcome. Prompt and responsive communication to all of us, clear quotation and billing terms, and superb execution to plan (there was a slight hiccup to schedule but again, well managed and to expectations). Overall, the quality of the door and its implementation was to our satisfaction -- indeed a hassle-free experience!
★★★★★ Fire door replacement across a block of flats Trustpilot, September 2024
Questions
Questions about fire doors in flats
Who is responsible for my flat’s front door?
It depends on your lease. Some leases make the entrance door the leaseholder’s responsibility, others the landlord’s. The landlord or managing agent is responsible for checking it in buildings above 11 metres.
Can I replace my flat’s front door with any door?
No. A flat entrance door onto a common corridor is a fire door. The replacement must meet the fire rating in the building’s fire strategy, and you may need the landlord’s consent.
How often must fire doors be checked?
In buildings with storeys above 11 metres, flat entrance doors at least every 12 months and communal fire doors at least every three months, under the Fire Safety (England) Regulations 2022.
Next step
Get fire doors priced
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Tell us about the project
Two minutes on our enquiry form, or call us. Drawings help but are not needed.
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We visit and measure
We look at the property, the access, and anything that affects price: structure, services, neighbours, the landlord’s requirements.
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You receive a priced schedule of works
Every line itemised, with provisional sums and exclusions stated, so you can compare it line by line with any other quote.