When to Replace a Fire Door

Did you know that fire doors have a limited lifespan? If they are not replaced, serviced or repaired when required, fire doors may not be providing adequate fire safety protection. This puts your house at risk and it may mean that your property is not adhering to fire safety regulations.

Fire doors are used to delay the spread of fire and smoke and help occupants exit the building safely. Just like any other part of a property, they need regular maintenance and inspection to ensure they meet building regulations and would pass a fire risk assessment.

How long should a fire door last?

There are no set rules for how long fire doors should last but you should consider how they are being used and how frequently they are being inspected. Despite being sturdy and often built for commercial use, they are still susceptible to wear and tear over time.

The lifespan of a fire door can vary between different properties depending on a variety of factors:

Exposure to fire damage
Damage from mis-use or force
Frequency of use over time
Natural deterioration

Fire doors are made up of different components and materials which can affect the performance of the door and how much protection it offers.

Core structure - all fire doors have a solid core but this can degrade over time, which affects the level of protection and safety.
Delamination - layers of materials within the door can start to separate, typically due to use over time or exposure to the elements.
Visible damage - forced entry or vandalism may create obvious damage to the fire door, which can create a weakness in the structure. While this can sometimes be repaired, it could be an opportunity for a replacement.

Signs you need a new fire door service or repair

You should check your fire doors regularly, just as you would your smoke alarms and fire extinguishers. General inspection should take place roughly every 6 months (or every 3 months for heavy use). You might need more regular checks if it’s a new property to ensure that everything is working correctly

To make sure your fire door is providing adequate protection, look out for potential performance issues and inspect the condition of the door regularly. Common problems which require further attention include:

Issues with closing the door, or with keeping the door closed firmly
Gaps around the edge of the door when closed
A door that is too stiff or that is difficult to move easily
Broken or damaged hardware on the door

Fire doors must also comply with up-to-date fire safety standards as set out by national building regulations. These change over time so you might need to replace older fire doors in order to meet the current requirements of a fire risk assessment.

Tools To Hang A Door

How to inspect a fire rated door

Every certified fire door should come with installation, care and maintenance instructions. These instructions will tell you how often you need to maintain and check the fire door. When checking a fire door, here’s what to look out for:

Fire door frame: check this is square and there are no gaps around the door. Minor surface damage can sometimes be repaired, but larger problems may indicate that you need to replace your fire door.
Glass a in fire door: if there are any cracks in a glass panel, it should be replaced, as this seriously affects the fire rating and protection of a fire door.
Fire door seals: if intumescent seals and smoke seals are not fitted correctly, or if they are damaged, they need replacing. Loose seals can also damage the door, so check the adjacent area as this could be a warning sign that you need a new fire door.
Fire door closure: a fire door should close without obstruction. It should take around 10 seconds to close from 90 degrees and it should not slam shut. Check the closure by opening the door to 5 degrees, then leaving it to self-close.
Opening a fire door: fire doors should never be wedged open. Hold-open devices on fire doors should be electro-magnetic and connected to the fire alarm system so they release when a fire is detected. Make sure this device is working correctly and it releases when the power is off.
Fire door hardware: all hardware should be secured and lubricated, with no signs of wear and tear.
Fire door safety signs: the compliant fire safety signs should be fitted and will need replacing if they are damaged.
Cleaning a fire door: check the manufacturer's instructions for cleaning. Ensure the fire safety certification label is still in place and always visible.

Fire door inspections

If you want to know how to tell if your fire door needs replacing, the first step is to arrange a fire door inspection. Fire door inspections should be undertaken by certified professionals. For more information and to find a local inspector, contact the Fire Door Inspection Scheme at www.fdis.co.uk.

Fire safety inspectors will check the fire safe door, the frames, gaps, hinges, signage, openers and closers, seals, glass and hardware. Their report will give you a pass or fail rating for each area, together with advice on if you need repairs, servicing or replacements.

Can I replace a standard internal door with a fire door?

In some circumstances, it’s possible to turn a normal door into a fire door. Strong timber doors, for example, may be upgraded for use as fire doors. However, it can take longer than replacing the door entirely and the costs of the professional labour may be more expensive.

Additionally, fire doors are only certified for fire safety protection if they are fitted with an appropriate fire door frame. A fire safety inspection will confirm if an existing fire door frame is suitable for fire safety certification. The cost of this inspection (as well as expert repairing or adjustment) is likely to exceed the value of replacing the door and the frame together.

Standard internal doors do not have evidence of fire safety protection or confirmation of suitability as a fire door, so they’ll need expert help for inspection and installation. Therefore it’s generally recommended to replace an internal door with a fire door, together with an appropriate fire door frame. This would already be tested and certified as safe for your property.

Upgrading internal doors to fire doors might be an option for a listed property or

for a building of significant architectural interest.

How much does it cost to replace a fire door?

In order for a fire door to adhere to fire safety regulations, it must be fitted by a certified professional such as a qualified carpenter. It’s not a simple job and should not be attempted by an untrained DIY enthusiast.

The costs and time required for replacing fire doors can depend on many factors, including:

how many fire doors are being installed
the ease of access to the area
the building regulations required for the property.
if the tradesperson charges per project, per hour or per day
the hardware or ironmongery that needs to be fitted.

A qualified carpenter will cost around £150-£200 per day, depending on the area you live in. Fire doors are also heavier and more complicated to fit, so a carpenter may also require an additional tradesperson to assist them. The average cost for replacing a fire door is around £200.

It’s important to understand the building regulations and fire safety requirements for the type of property you look after.

In addition, if you are responsible for the maintenance of fire doors, you’ll need to manage regular examinations of the doors and find the relevant professionals to help you with inspections, repairs and installations.

To ensure that your fire doors are providing the right protection, you need to perform regular checks on the condition of the door and replace fire doors when required.

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