Fire Door Installations & Maintenance: Ensuring Compliance with Regulation 38 & Building Control

Fire Door Installations & Maintenance: Ensuring Compliance with Regulation 38 & Building Control

Fire doors play a crucial role in passive fire protection, helping to contain fire and smoke, protect escape routes, and save lives. However, for fire doors to be truly effective, they must be properly installed, regularly maintained, and fully compliant with Regulation 38 of the Building Regulations and Building Control requirements.

In this post, we’ll break down fire door installation and maintenance, how Regulation 38 impacts compliance, and what Building Control expects from building owners and contractors.

The Importance of Fire Doors in Building Safety

Fire doors are designed to:

✅ Contain fire and smoke, slowing the spread between compartments

✅ Protect escape routes, giving occupants more time to evacuate

✅ Comply with legal requirements, ensuring buildings meet fire safety standards

However, a fire door is only effective if:

• It is installed correctly (poor installation can render it useless)

• It is regularly inspected and maintained (damaged or wedged-open doors fail in a fire)

• It meets all regulatory and certification standards

This is where Regulation 38 and Building Control compliance come into play.

What is Regulation 38?

Regulation 38 (Building Regulations 2010) requires that:

• Fire safety information (including fire door specifications, installation details, and maintenance requirements) must be handed over to the person responsible for the building when construction is completed.

• This ensures that fire doors and other fire safety measures can be properly maintained and managed throughout the building’s lifespan.

Who is Responsible for Regulation 38 Compliance?

• Developers & Contractors: Must provide full fire safety documentation when handing over a new or refurbished building.

• Building Owners & Facilities Managers: Must retain and follow this fire safety information for proper maintenance and future inspections.

Without Regulation 38 documentation, building owners may struggle to prove compliance with fire door safety standards, potentially leading to legal liability, enforcement action, or increased fire risk.

Building Control & Fire Door Compliance

What Does Building Control Require for Fire Doors?

Building Control ensures that fire doors comply with Approved Document B (fire safety requirements in the Building Regulations). They check:

✅ Correct Fire Resistance Rating (FD30, FD60, FD90, FD120, etc.)

✅ Proper Installation & Certification (fire doors must be installed by competent professionals)

✅ Fully Functioning Self-Closing Devices (ensuring doors automatically close in a fire)

✅ Intumescent Seals & Smoke Seals (to contain fire and smoke)

✅ Fire-Rated Hinges, Locks & Door Furniture (only certified components should be used)

✅ Adequate Fire Compartmentation (fire doors must match the fire strategy of the building)

Building Control will not sign off a building if fire doors are non-compliant.

What Happens If Fire Doors Fail Building Control Checks?

If fire door installations do not meet regulations, Building Control can:

❌ Delay approval of the building’s fire safety sign-off

❌ Require remedial work, adding cost and time to the project

❌ Report non-compliance, leading to potential enforcement action

Best Practices for Fire Door Installation & Maintenance

1️⃣ Fire Door Installation: Getting It Right the First Time

To comply with Regulation 38 & Building Control, fire doors must be:

✅ Certified & Tested – Use doors that meet BS EN 13501-2 (fire resistance)

✅ Installed by Competent Professionals – Fire doors must be installed by certified contractors to avoid critical failures

✅ Correctly Fitted – The door must fit snugly within the frame with no excessive gaps (ideally 2-4mm around the edges)

✅ Equipped with the Right Hardware – Self-closers, hinges, seals, and latches must all be fire-rated

✅ Not Altered Post-Installation – Cutting into a fire door (e.g., for a letterbox) can compromise its integrity unless done correctly

2️⃣ Fire Door Maintenance: Staying Compliant

Fire doors must be regularly inspected and maintained to remain effective.

📌 Fire Safety (England) Regulations 2022 state that:

• Quarterly inspections are required for fire doors in common areas of residential buildings over 11m high

• Annual checks are required for flat entrance doors in buildings over 11m

• Building owners must keep records of fire door maintenance and inspections

Common Fire Door Failures to Watch For:

❌ Damaged or missing intumescent seals

❌ Hinges that are loose, worn, or not fire-rated

❌ Gaps exceeding 4mm between the door and the frame

❌ Broken or missing self-closing mechanisms

❌ Doors that do not close fully or latch properly

❌ Fire doors being wedged open (which renders them useless)

Regular maintenance prevents these issues and ensures compliance with Regulation 38 & Building Control.

How to Ensure Full Compliance

✔ Ensure fire doors are BM TRADA or third-party certified

✔ Follow BS EN 13501-2 fire resistance classification (instead of outdated BS 476)

✔ Use competent fire door installers to avoid compliance failures

✔ Implement a regular inspection & maintenance schedule

✔ Retain all fire safety documentation (Regulation 38 requirement)

Final Thoughts

Complying with Regulation 38 and Building Control fire door requirements is not just about meeting legal obligations—it’s about protecting lives and property. Whether installing new fire doors or maintaining existing ones, proper documentation, regular inspections, and professional installation are key to ensuring safety and compliance.

Need Help with Fire Door Installations or Maintenance?

If you require fire door installation or maintenance services, ensure you work with certified professionals who understand Regulation 38, Building Control compliance, and the latest fire safety laws.