2025 Fire Door Compliance Updates: What London Property Teams Should Know

Fire door compliance continues to be a major priority for Responsible Persons, managing agents, facilities teams and property owners across London.

While there is no single standalone “2025 Fire Door Regulations” regime, there are important fire safety duties, guidance updates and enforcement expectations that property teams should understand. These include existing duties under the Regulatory Reform (Fire Safety) Order 2005, the Fire Safety Act 2021, the Fire Safety (England) Regulations 2022, the Building Safety Act 2022 and updates to Approved Document B.

For organisations managing residential blocks, care homes, healthcare premises, commercial buildings or mixed-use properties, the key message is simple: fire doors must be inspected, maintained, repaired where required and properly documented.

Why Fire Door Compliance Matters

Fire doors are a critical part of a building’s passive fire protection strategy. When correctly installed and maintained, they help slow the spread of fire and smoke, protect escape routes and support the compartmentation strategy of the building.

However, fire doors can fail over time. Common issues include damaged seals, excessive gaps, misaligned closers, worn hinges, damaged frames, unsuitable ironmongery, missing signage and impact damage from everyday use.

A fire door that does not close correctly, has excessive gaps or has damaged components may not perform as intended in a fire. That is why regular inspection, maintenance and evidence-based reporting are so important.

What Has Changed Around Fire Safety in 2025?

The fire safety landscape has continued to evolve. Approved Document B has been updated, with some changes coming into effect in 2025 and further amendments scheduled for later years.

For property teams, this does not mean that every existing fire door automatically needs to be replaced. Instead, it reinforces the need for competent assessment, clear documentation and practical decision-making.

The important questions are:

• Has the fire door been inspected by a competent person?

• Are defects clearly recorded?

• Are urgent issues separated from lower-priority maintenance items?

• Is there photographic evidence?

• Are remedial actions being tracked?

• Is the building team keeping a clear compliance record?

A well-structured inspection report can help answer these questions and support future maintenance, remedial works or replacement decisions.

Fire Door Duties for Residential Buildings

For multi-occupied residential buildings above 11 metres in England, Responsible Persons are required to undertake quarterly checks of communal fire doors and best-endeavour annual checks of flat entrance doors.

These checks are designed to confirm that fire doors remain in working order and that obvious defects are identified. Where access to flat entrance doors cannot be achieved, attempts should be recorded.

For managing agents and residential property teams, this makes fire door record keeping especially important. A clear inspection and maintenance trail helps demonstrate that checks have been planned, attempted, completed and acted upon where required.

Keepshut London supports property teams with scheduled fire door inspections, Regulation 10 checks, photographic reporting, access notes and remedial recommendations.

Fire Door Inspections: What Should Be Checked?

A professional fire door inspection should assess the full door assembly, not just the door leaf.

Checks may include:

• Door leaf condition

• Frame condition

• Perimeter gaps

• Threshold gaps

• Intumescent and smoke seals

• Hinges and fixings

• Door closer operation

• Locks, latches and ironmongery

• Glazing and vision panels

• Fire door signage

• Self-closing performance

• Evidence of damage, alteration or poor previous repairs

The inspection should result in a clear report that identifies defects, prioritises actions and recommends whether the issue can be repaired, maintained or requires replacement.

Repair, Maintain or Replace?

One of the biggest challenges for property teams is understanding whether a defective fire door needs to be replaced or whether it can be repaired.

Not every defect requires a new door set. In many cases, competent remedial works can restore performance and extend the life of the existing door. Examples may include replacing seals, adjusting closers, correcting gaps, replacing unsuitable ironmongery or repairing minor frame damage.

However, some doors may be beyond suitable repair. Where the door leaf, frame, certification route or core components are compromised, replacement may be the safer and more appropriate option.

A good inspection should not simply produce a long defect list. It should help you make cost-controlled compliance decisions.

Cost-Controlled Fire Door Compliance

Keepshut London helps clients reduce unnecessary costs by separating urgent compliance risks from planned maintenance items.

Our approach is to:

1. Inspect the fire doors

2. Record defects with photographic evidence

3. Prioritise actions by risk and urgency

4. Identify repairable issues

5. Recommend replacement only where necessary

6. Provide documentation to support ongoing compliance

This gives property teams a practical route to compliance without automatically defaulting to full replacement.

Regulation 10 and Regulation 38 Handover Support

Fire door compliance is not only about completing inspections. It is also about keeping the right evidence.

Keepshut London can support clients with structured fire door documentation and handover packages, including:

• Regulation 10 communal door check records

• Flat entrance door inspection evidence

• Resident access notes

• Photographic findings

• Remedial recommendations

• Product and certification information where available

• Maintenance recommendations

• Competency records and supporting evidence

• Audit-ready fire door documentation

For projects requiring fire safety handover information, Regulation 38 support can help organise fire door evidence into a clear package for the Responsible Person or building operator.

Which Buildings Need Fire Door Inspections?

Fire door inspections are relevant across a wide range of building types, including:

• Residential blocks

• Care homes

• Healthcare premises

• Hotels

• Student accommodation

• Schools and education buildings

• Commercial offices

• Mixed-use developments

• Managed property portfolios

• High-footfall buildings

The frequency and level of inspection should be based on the building type, occupancy, risk profile, usage and applicable legal duties.

High-use buildings may need more frequent checks because fire doors are more likely to suffer damage, misalignment or wear.

How Keepshut London Can Help

Keepshut London provides fire door inspections, surveys, maintenance, remedial works and certified installation across London and the South East.

Our team supports Responsible Persons, managing agents, facilities managers, healthcare operators, care homes, contractors and commercial property teams with practical fire door compliance solutions.

We can help with:

• Fire door inspections and surveys

• Regulation 10 fire door checks

• Regulation 38 handover packages

• Fire door maintenance plans

• Fire door remedial works

• Photographic evidence reports

• Defect prioritisation

• Repair or replacement recommendations

• Audit-ready documentation

Need Help With Fire Door Compliance in London?

If you are unsure whether your fire doors are compliant, or you need help closing out inspection findings, Keepshut London can help.

Book a fire door inspection, send us your existing report, or speak to our team about a practical route to compliance.