Deep Dive: Building Safety Act Update & Fire Safety

Building Safety Act Amendments: Fire Door Compliance & Safety in London

Overview: Recent changes to UK building safety law have put fire safety – especially fire doors and compartmentation – under the microscope. In the wake of tragic high-rise fires, new regulations mandate stricter fire door inspections, repairs, and remedial works to protect residents. This article breaks down the latest amendments affecting fire safety (with a focus on London), what they mean for building and property managers, and real-world lessons from fire safety failures and successes. Finally, we offer actionable tips and a clear call-to-action for ensuring your buildings meet the new standards.

Latest Fire Safety Amendments Affecting Fire Doors and Compartmentation

In response to the Grenfell Tower fire and subsequent inquiry, the government introduced multiple reforms to strengthen fire safety in buildings. Key recent amendments include:

• Fire Safety Act 2021 (Commenced 2022): Clarified that flat entrance doors and external wall systems in multi-occupied residential buildings are within scope of the existing fire safety law (the Regulatory Reform Fire Safety Order). This removed ambiguity – flat entrance fire doors must now be included in fire risk assessments . In Grenfell Tower, many flat doors were damaged or lacked self-closing mechanisms, failing to stop smoke spread . Now, there is no doubt: entrance doors are critical fire safety equipment.

• Building Safety Act 2022 (Section 156, effective 1 Oct 2023): Amended fire safety regulations to impose new duties on those responsible for buildings. Responsible Persons (usually building owners or managers under the Fire Safety Order) must:

• Record Comprehensive Fire Risk Assessments: All fire risk assessments must be recorded in full, not just the significant findings . This ensures no detail – such as the condition of fire doors or compartmentation breaches – is overlooked.

• Document Fire Safety Arrangements: Keep clear records of how fire safety is managed on-site (maintenance schedules, safety checks, etc.) .

• Identify Fire Risk Assessors: Record who carried out or reviewed the fire risk assessment .

• Share Fire Safety Information with Residents: In any building with two or more homes, residents must receive easily understood information on fire safety and fire doors .

• Cooperate with Other Responsible Parties: If multiple entities share responsibility (e.g. different managers for different parts of a building), they must identify each other and cooperate on fire safety .

• (Upcoming) Use Competent Fire Risk Assessors: A future requirement will forbid appointing an assessor who is not demonstrably competent – a move aimed at improving the quality of risk assessments.

These changes underscore that fire safety can no longer be treated informally. Everything from risk assessments to fire door checks must be done rigorously and recorded. Notably, Section 156 also raised penalties – non-compliance can now result in higher fines , reflecting the seriousness of fire safety duties.

• Fire Safety (England) Regulations 2022 (in force January 2023): Introduced specific fire door inspection routines for residential buildings. For all buildings in England over 11m in height (typically 4+ storeys), Responsible Persons must:

• Inspect communal area fire doors quarterly – i.e. every 3 months, check doors in corridors, lobbies, stairwells (including closers) .

• Check each flat entrance fire door at least once a year (best effort) .

• Provide all residents with information on the importance of fire doors – for example, why they should be kept closed and not tampered with .

These requirements were a direct response to the Grenfell Inquiry’s finding that fire doors are vital to containing fire and smoke . In fact, the Inquiry noted many Grenfell fire doors failed due to damage or disrepair , underscoring the need for routine checks. Now, building managers must regularly inspect and maintain fire doors by law. Even in buildings under 11m, the law still requires general fire precautions – all fire doors must be capable of providing adequate protection . In short, every block of flats needs fit-for-purpose fire doors on flats and escapes. The new statutory schedule (annual and quarterly checks) ensures issues are caught early.

• Higher-Risk Buildings (18m+ or 7+ storeys): The Building Safety Act defines these taller buildings for an even tighter regime. Each high-rise now has an Accountable Person (often the owner or principal managing agent) responsible for managing fire and structural safety risks in tandem . They must register the building with the new Building Safety Regulator and prepare a Safety Case report demonstrating how risks (like fire spread through compartments) are controlled . This includes ensuring compartmentation (walls, floors, and fire doors that compartmentalize fire) is effective. The law explicitly requires the Accountable Person to initiate compartmentation surveys and complete any remedial works needed to fix deficiencies . In practical terms, for a high-rise in London, this might mean hiring specialists to inspect all fire doors, walls, ceilings and service risers for integrity, then promptly repairing or replacing any that are below standard. The creation of the Accountable Person role reinforces that fire safety maintenance is an ongoing, mandated responsibility, not a one-off effort.

By implementing these amendments, the UK has significantly tightened fire safety oversight. Passive fire protection features – especially fire doors and fire-stopping compartmentation – are a major focus. Building owners and managers must now be much more proactive in managing these critical defenses.

Compliance and Enforcement: What Building Managers Must Do

For building managers and property managers, the impact of these changes is substantial. Compliance is no longer just about having a fire risk assessment document filed away – it’s about continuous, verifiable safety management. Here’s how the new rules translate into action for those in charge of buildings:

• Regular Fire Door Inspections: You need a schedule to inspect fire doors religiously. At minimum, common area fire doors (e.g. stairwell doors, corridor doors) should be checked every quarter, and flat entrance doors annually . These checks involve verifying that doors close properly, seals and self-closing devices work, and there’s no damage or unapproved alterations . If any door is found defective – for example, a closer not working or a door not fitting its frame – you are obliged to get it repaired or replaced. Fire door repairs should be treated as urgent priority work, not deferred maintenance. The law even notes that where issues are identified, a more detailed inspection by a specialist may be appropriate . In London’s many aging residential blocks, fire door remedial works (like installing intumescent strips, adjusting misaligned doors, or upgrading old non-compliant doors) are now a common and expected task for compliance.

• Maintain Compartmentation: Fire doors are one element of a building’s compartmentation – the network of fire-resisting walls, floors, ceilings and doors that contain a fire in the area of origin. Managers must ensure that any breaches in walls or ceilings are sealed and that service shafts, ducts, and risers are properly fire-stopped. An open cable hole or removed ceiling tile can nullify compartmentation just like a missing fire door. Inspectors will look for holes or penetrations in fire walls, and so should you. One London property company learned this the hard way: after London Fire Brigade inspectors found fire doors wedged open and holes in walls (compromising escape routes and compartmentation), the managing agent was prosecuted for multiple fire safety offences . These gaps could have let fire and smoke spread uncontrolled through the building. The lesson: “little” issues like a propped-open fire door or a cable hole can collectively pose a huge risk, and regulators now treat them with zero tolerance.

• Fire Risk Assessments (FRA) and Record-Keeping: Under the new regime, FRAs must be more thorough and well-documented. As a manager, you should review your latest fire risk assessment – does it explicitly cover the condition of flat front doors, self-closers, escape route doors, and compartmentation features? If not, update it. Going forward, every FRA needs to be recorded in full (even if your building had previously been exempt due to size) and you must record who conducted it . Keep a fire safety logbook detailing all inspections, maintenance, and repairs – from emergency lighting tests to fire door fixes. These records could be requested by a fire inspector or the Building Safety Regulator. Being organized and able to demonstrate a history of compliance will not only keep you on the right side of the law but also make annual residents’ meetings or insurance renewals much easier.

• Resident Communication and Cooperation: A new requirement is to provide residents with fire safety information . In practice, building managers should circulate a leaflet or notice that explains the fire strategy (stay-put vs evacuation), what the fire doors are there for, and instruct residents not to tamper with self-closing devices or other safety features. Importantly, residents also have a duty to cooperate – for instance, leaseholders must allow you access to check their flat door and not replace it with an uncertified door. Make it clear to occupants that fire doors save lives and that propping them open or disabling closers could endanger everyone. Some managers in London host annual fire safety workshops or send regular email reminders to reinforce this message. Engaging residents fosters a safety culture and can prevent problems (like a well-meaning tenant installing an ornate but non-fire-rated front door) before they occur.

• Competent Personnel for Fire Safety Tasks: Ensure that anyone you engage for fire safety – be it conducting the FRA, installing fire doors, or performing remedial works – is competent and ideally third-party certified. The coming competency requirements in the law highlight this direction . There are accredited fire door inspectors and installers (for example, firms certified under schemes like FDIS or BM TRADA Q-Mark). Using qualified professionals for fire door repairs and remedial works in London is crucial; improper installation can render even a high-quality fire door ineffective. Remember, a fire door is a precision life-safety device, not just a heavy door. As one fire safety expert noted, common faults like gaps around doors, improper hinges, or missing seals are “all too common” and must be fixed before a fire occurs . Don’t cut corners – in a compliance audit, poorly executed work is as bad as no work.

• Collaboration and Oversight: If your building is high-rise (18m+/7+ storeys) and thus has an Accountable Person (AP), work closely with them. Often the AP will be the owner or superior landlord, and you might be the day-to-day manager (Responsible Person). Share information – the law requires coordination so that fire safety and overall building safety align . For instance, if a structural survey finds compartment walls breached, that needs to feed into your fire safety actions (and vice versa). In London, the new Building Safety Regulator (within the HSE) is overseeing high-rises closely, and they expect a “golden thread” of information – meaning, up-to-date, accurate records of building safety that are accessible when needed. Make sure your fire door inspection reports, maintenance invoices, and any remedial work certifications are stored and can be retrieved as part of this golden thread of safety information.

• Enforcement and Penalties: The regulatory authorities are actively enforcing these new rules. The London Fire Brigade and local councils have not shied away from issuing enforcement notices, fines, and even prosecutions where fire safety is flouted. Under the Fire Safety Order, failing to comply can lead to unlimited fines or even imprisonment for the worst offences. With the Building Safety Act’s updates, fines for non-compliance have been increased to drive the point home . For example, a property management company in Islington was fined over £80,000 for fire safety failings after inspectors found multiple defects including wedged-open fire doors and holes in fire-resistant walls . The judge noted this lack of maintenance put a large number of residents at risk of death or serious injury from fire . In another case, a South London housing association was reprimanded for “cumulative failures” in replacing and certifying fire doors, reflecting a growing scrutiny on social landlords’ fire door programs . The takeaway for managers: ignoring fire door maintenance is not an option – authorities are watching, and the legal and reputational consequences of negligence are severe.

Case Studies: Lessons from London’s Fire Safety Failures and Successes

Real incidents and enforcement actions paint a clear picture of why these regulations matter. Below are a couple of snapshots – one cautionary tale of failure, and one success story – that highlight the critical importance of fire door compliance:

• Failure to Maintain Fire Doors – A Cautionary Tale: In 2021, London Fire Brigade inspectors visited a five-storey residential block in Islington and were alarmed by what they found . Fire doors were in disrepair and even propped open, combustible items were stored in communal areas, and there were gaps and penetrations in fire compartment walls. The building’s single stairway – the only escape route – would have quickly filled with smoke had a fire started, due to these failings. The managing agent had even been warned years prior, after a similar inspection, but failed to sustain the necessary remedial works . As a result, the company was prosecuted on 10 fire safety offences and hit with a hefty fine in court . Fortunately, no actual fire occurred before enforcement intervened. But the scenario serves as a stark warning: fire door failures and neglected repairs can allow a small fire to turn into a deadly inferno. Building managers in London can’t assume “it won’t happen to me” – the law requires them to actively prevent the very situation that nearly unfolded in this case. Simple measures, like ensuring fire doors self-close and aren’t wedged open, can literally be the difference between a confined incident and a tragedy.

• Robust Fire Door Compliance Saves Lives – A Success Story: Not all stories make the news for the wrong reasons. In many cases, proper fire door compliance has proven its worth by stopping fires from spreading. For instance, a devastating blaze tore through the upper floor of a school building in Dorset a few years ago, burning uncontrolled for hours. Yet, when the flames were finally out, photographs revealed a striking fact – the corridor fire doors had held back the fire even under extreme conditions . One side of the doors faced total destruction, while the other side (the evacuation route) remained intact. “These pictures show exactly how effective correctly installed and maintained fire doors can be,” said Andy Fox, Head of Fire Safety at Dorset Fire & Rescue, after seeing how the doors prevented the fire from sweeping through the building . Another fire safety professional noted that this real-world example underscores why we must fix common door faults (gaps, bad seals, etc.) and have regular inspections, “so that all fire doors can work as well as these” . While this particular incident was outside London, the principle holds everywhere: a well-maintained fire door is a silent hero. There have been similar reports in London flats where a fire in one unit was contained behind a proper fire door until firefighters arrived, with minimal damage beyond the room of origin. These success stories often don’t become headlines because disaster was averted – and that’s exactly the point. By diligently performing fire door repairs and remedial works, London property managers are preventing the next potential catastrophe. Every time you fix a door closer or replace a warped fire door, you are strengthening the fire compartmentation that protects lives and property.

After a severe fire, this set of fire doors remained intact, preventing the blaze from spreading beyond the corridor. Properly maintained fire doors can withstand intense fire conditions, as shown above, giving occupants critical time to escape and protecting other areas from damage.

The contrast between these two narratives couldn’t be clearer. In one, neglecting fire door upkeep led to legal action and endangered dozens of lives; in the other, investing in fire door compliance contained a fire and saved a building. The lesson for London’s property professionals is simple: prioritize fire door safety before it’s tested in a live fire.

Conclusion & Call to Action: Protect Your Building – and Your People

Fire doors and compartmentation may not be the most glamorous aspects of property management, but they are among the most critical. The latest amendments to the Building Safety Act and fire safety regulations have made one thing abundantly clear: building managers and property owners are expected to be proactive, informed, and diligent about fire door compliance and repairs. If you manage residential or commercial properties in London, now is the time to double-check that your fire safety measures meet the new standards. Conduct a thorough audit of all your fire doors and escape routes. Schedule any pending fire door repairs immediately, and budget for ongoing fire door remedial works in London as part of your maintenance plan.

Most importantly, don’t tackle this alone if you feel unsure. Fire safety is a specialized field – and getting it wrong can have serious consequences. Engage a qualified fire safety service provider to support you. Whether you need a professional fire door inspection, comprehensive compartmentation survey, or expert contractors to repair or replace faulty doors, bring in the experts who deal with fire door repairs London wide. They can ensure every door is certified, correctly installed, and up to standard. A competent fire safety consultant can also help update your fire risk assessment and train your staff or contractors on what to look for in day-to-day operations.

Your Next Step: Make fire door safety an actionable priority this quarter. We recommend calling a reputable fire protection firm for an on-site review of your building’s fire doors and passive fire protection features. Don’t wait for an incident or an inspector to highlight deficiencies. By acting now, you can address issues under your own timeline and demonstrate due diligence to residents and regulators alike.

🏢 Call to Action: Ready to strengthen your building’s fire safety? Contact our fire safety experts for a comprehensive fire door inspection. We specialize in fire door remedial works London property managers trust – from thorough compliance audits to swift repairs and upgrades. Ensure your building meets the latest safety standards and give yourself (and your residents) peace of mind. Get in touch today to schedule your fire door compliance check and keep your premises safe, legal, and resilient against fire.

By embracing these regulatory changes and prioritizing fire door maintenance, you’re not just complying with the law – you’re actively protecting lives and property. In the new era of building safety, informed and proactive management is key. Stay safe, stay compliant, and remember: a closed fire door is an open path to safety.

Sources:

1. Commons Library – Fire safety rules for blocks of flats since Grenfell

2. Fire Door Regulations 2023 – Premier Fire Doors (summary of Regulation 10)

3. Fire Risk Assessment Network – Building Safety Act 2022 Section 156: Key Changes

4. NHMF Q&A – Fire Safety (Jan 2024 update)

5. London Fire Brigade – Property managing agent fined (Islington case)

6. IFSEC Global – Ombudsman finds “cumulative failures” (Wandle Housing case)

7. IFSEC Global – Fire doors save lives (Dorset school fire case)