Fire door compliance is non-negotiable, but that doesn’t mean it’s straightforward.
The Fire Safety (England) Regulations 2022 clarified that flat entrance doors are within the scope of fire safety regulations and fire risk assessments, creating confusion over whether a leaseholder, freeholder or RTM (right to manage) is responsible for them.
Fire safety regulations for fire doors
Fire doors are a critical safety feature in any block of flats, designed to hold back fire and smoke for at least 30 minutes.
The Fire Safety (England) Regulations 2022 apply to all multi-occupied residential buildings, but the requirements differ depending on building height.
Building over 11 metres high: Regulation 10 requires the responsible person (freeholder or managing agent) to:
- Carry out quarterly checks of communal fire doors
- Carry out annual checks of flat entrance doors on a ‘best endeavours’ basis
- Provide residents with information about fire doors
Building under 11 metres: There is no legal requirement for quarterly or annual inspections. However, the responsible person is still bound by the Regulatory Reform (Fire Safety) Order 2005 to carry out regular fire risk assessments and take action if those assessments highlight any issues.
Freeholder responsibilities for fire door compliance
Freeholders or RTM are the ‘responsible person’ under both the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety (England) Regulations 2022. This means they’re legally required to:
- Carry out regular fire risk assessments
- Arrange quarterly inspections of communal fire doors and annual checks of flat entrance doors in buildings over 11 metres
- Maintain a clear fire safety strategy and inform leaseholders
- Ensure the building complies with fire safety laws and regulations
Even if the door is demised, the freeholder can request upgrades or repairs if it fails inspection, as they have a legal duty to ensure fire safety compliance for the entire building.
If a leaseholder fails to comply, the freeholder can seek help from the local authority or recover costs through the First-tier Tribunal (FTT).
Fire door ownership – leaseholder or freeholder?
Responsibility depends on what the lease says and what the fire safety law requires.
Ownership of the flat entrance door is often included within the lease in addition to maintenance responsibilities. While responsibility is often linked to ownership, fire safety regulations require action from both the leaseholder and the freeholder.
Flat entrance door demised – leaseholder/tenant responsibility
If the lease states the entrance door is part of the ‘demised premises’, the leaseholder/tenant is responsible for keeping it in good repair. That includes ensuring the door meets fire resistance standards and cooperating with annual inspections.
Some leases demise the entrance door to the freeholder, so always check the wording carefully. In all cases, the freeholder or RTM remains responsible for ensuring the entire block is compliant with fire safety regulations.
Flat entrance door not demised – freeholder responsibility
If the door isn’t demised to the leaseholder, the responsibility lies with the freeholder. The cost of inspections, maintenance and replacements may be covered through the service charge.
If you own a share of the freehold, it’s best practice to follow fire safety guidance. The legal responsibility usually sits with the freehold company or RTM/RMC managing the building, not individual leaseholders.
Why fire door compliance matters
If flat entrance doors aren’t compliant, the consequences go far beyond failed inspections.
There are legal and financial consequences for failed safety checks, as well as invalidated insurance and disputes over costs. And ultimately if there is a fire, compliant doors can give residents vital extra minutes to escape.
Fire door compliance isn’t a tick-box exercise — it’s about protecting lives, safeguarding property, and avoiding costly legal trouble.
Need a block management company who understands fire door responsibilities?
At Property Fusion, we take the guesswork out of fire safety so your block stays safe and legal.
Get in touch today – we’ll make sure your fire door responsibilities are crystal clear and your building is always one step ahead on safety.
