Fire doors in rented property and HMOs

The assembly, not the door

The rating applies to the tested combination. That means the frame, the hinge specification and count, the seals in the correct rebate, and the ironmongery all form part of the installation — swapping any of them for something untested undermines the rest.

Gaps, seals and closers

Perimeter gaps are specified for a reason: too tight and the door binds, too wide and the seal cannot bridge it in a fire. Intumescent strips must be continuous and unpainted where the manufacturer requires. Where a self-closer is fitted it needs to close and latch the door fully from any position.

Common faults found in rented property

These are the issues that show up repeatedly on inspection.

• Seals painted over, damaged or missing sections.
• Standard hinges substituted for the specified fire-rated ones.
• Gaps opened up by planing to stop the door binding.
• Closers disconnected or adjusted so the door no longer latches.
• Holes cut through the leaf for cables or letterplates without a rated kit.

Records and ongoing checks

Keeping the product documentation for what was installed, and evidence of periodic checks, is as much a part of managing a property as the installation itself. Fire safety obligations vary by property type and tenancy, so confirm the specific requirements that apply to your property with your local authority or a competent fire risk assessor.

Questions we're asked about this