Fire Door Maintenance
London
Every maintenance visit is carried out by a named, FDIS-certified inspector, never subcontracted. Planned preventative maintenance contracts, quarterly and annual servicing, emergency same-day response. All 6 components serviced, documented and certificated on every visit.
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SE London
Fire Door Maintenance for Every Property Type
We deliver planned preventative maintenance contracts for a wide range of clients across London, from individual landlords with a few doors to housing associations, block managers and commercial building owners overseeing entire portfolios. Every visit is documented and every door is kept compliant.
Residential
- Landlords & HMOs
- Blocks of Flats
- Victorian Conversions
- Mixed-Use Buildings
- Student Accommodation
Social & Supported
- Housing Associations
- Social Housing Providers
- Supported Living Premises
- Care Homes & CQC
- Charities & Third Sector
Commercial
- Offices & Workplaces
- Retail & Hospitality
- Hotels & Leisure
- Schools & Education
- Healthcare
Property Professionals
- Block Managers
- Portfolio Managers
- Freeholders
- Property Developers
- Estate Agents
Choose the Right Contract
Three ways to keep your fire doors compliant. Pick the option that suits your property and budget, every service delivers the same rigorous 10-point standard.
PPM Contract
Planned Preventative Maintenance, scheduled annual or quarterly visits with all 6 components serviced, certificate issued, and priority booking.
- Scheduled annual or quarterly visits
- All 6 critical components serviced
- Maintenance certificate issued
- Priority booking & dedicated support
- Automatic next-service reminders
Emergency Same-Day
Urgent response for closer failures, seal damage, frame issues or emergency access. Full inspection and report within the same day.
- Same-day response guaranteed
- Full 10-point inspection scope
- Emergency report & recommendations
- Remedial work available immediately
Ad-Hoc Call-Out
No contract required. Book servicing as you need it, full scope available, flexible and low-commitment. Upgrade to PPM any time.
- No contract commitment
- Full scope of work available
- Flexible scheduling
- Upgrade to PPM at any time
Every Component Covered, Every Visit
A fire door is a system, not a single object. A failed self-closer provides zero fire protection, indistinguishable from a standard door. We service all 6 critical components on every visit.
Closer Adjustment & Replacement
Door closers checked for correct closing force, latch speed and hold-open function. Worn or faulty closers replaced with equivalent fire-rated specification.
Intumescent Seal Replacement
Fire-rated seals inspected for compression, extrusion or damage. Faulty seals removed and replaced with approved intumescent material to restore fire integrity.
Hinge Tightening & Replacement
All hinges checked for rust, damage and movement. Loose hinges tightened; corroded or cracked hinges replaced to restore door security and fire performance.
Gap Correction & Threshold
Door-to-frame gaps measured and corrected. Thresholds inspected for wear and damage. Adjustments made to maintain fire-rated clearance specifications.
Ironmongery Servicing
Locks, latches and panic hardware inspected and serviced. Mechanisms tested for smooth operation. Faulty components replaced to maintain fire safety.
Door Alignment & Dropping
Door alignment checked. Any sagging or dropping corrected. Leaf-to-frame relationship verified to maintain seal integrity and fire performance.
Documentation After Every Visit
An undocumented maintenance check has no compliance value. Every HSE visit produces formal records suitable for regulators, insurers and managing agents.
Service Report
Detailed report of all work carried out, components serviced, findings and observations. Provided in PDF for your records and insurers.
Maintenance Certificate
Formal certificate issued after every service visit. Evidences compliance for regulators, managing agents and lenders.
Photographic Record
Before and after photos of all components serviced. Visual evidence for your compliance file and audit trail for regulators.
Next Service Reminder
Calendar reminder sent for next scheduled maintenance. Never miss a service date, we track everything centrally for you.
Most Common Fire Door Defects
Industry data shows 68% of fire doors in UK buildings have at least one defect. These are the 10 most common issues we find and fix. Click any row for details.
Self-Closers
Intumescent Seals
Gaps Exceeding Tolerance
Hinge Defects
Door Leaf Damage
Incorrect Glazing
Missing Signage
Lock / Latch Failure
Frame Damage
Threshold Issues
Why Planned Maintenance Pays Off
Reactive maintenance typically costs 3–5x more than a scheduled PPM contract. Emergency call-outs run from £385 per visit, while planned servicing usually sits in the £45–£110 per-door, per-year band depending on portfolio size and door count.
Routine maintenance prevents expensive emergency call-outs and full door replacements. Regular servicing extends door lifespan by 3–5 years and keeps costs predictable.
Fire doors maintained to regulatory standard between annual formal inspections. Keeps you compliant with RRO 2005, Fire Safety Act 2021 and Fire Safety Regs 2022 requirements.
Every service documented, photographed and certificated. Complete maintenance record ready for council inspection, lender enquiry or insurance audit.
Well-maintained fire doors last 15+ years. Neglected doors can fail within 5 years. PPM is an investment in asset longevity.
Reactive Repairs vs Planned Maintenance
Most fire door failures are preventable with regular servicing. Here’s how the numbers compare.
Reactive Maintenance
Waiting until doors fail before calling for repairs. No scheduled servicing, no records, emergency premiums and enforcement risk.
- Emergency call-out: £300–£600 per visit
- Self-closer replacement: £150–£250
- Full door set replacement: £400–£750
- No documented maintenance record
- Risk of enforcement notice between visits
- Insurance may not cover unserviced doors
PPM Contract
Scheduled preventative maintenance at predictable cost. All 6 components serviced, documented and certificated every visit.
- Per-door PPM servicing: from £15–£35/door
- Self-closer replacement: £50–£90
- Full intumescent seal set: £50–£140
- Formal maintenance certificate every visit
- Priority booking and dedicated support
- Continuous compliance, audit-ready records
Who Needs Fire Door Maintenance
Maintain statutory compliance with RRO 2005, Fire Safety Act 2021 and Fire Safety (England) Regulations 2022. Keep tenants safe, avoid enforcement action and manage liability.
- Planned preventative contracts
- Emergency call-out option
- Multi-site portfolio management
- Audit-ready documentation
- Insurance premium relief
CQC, safeguarding and regulatory compliance for care homes and supported living. Demonstrate duty of care and asset management to regulators and funders.
- Multi-site central management
- CQC-compliant reports
- Centralised billing and reporting
- Resident safety documentation
- Quarterly statutory checks
Life safety and regulatory compliance for offices, retail, hospitality and healthcare. Ensure tenant safety, meet landlord obligations and maintain asset value.
- Retail & hospitality units
- Multi-tenancy management
- Flexible contract terms
- Emergency access availability
- Tenant communication ready
10-Point Maintenance Protocol
Every planned maintenance visit follows the same rigorous 10-point servicing protocol. Click each step to see exactly what we service, adjust and replace.
Self-Closer Servicing & Replacement
Intumescent Seal Replacement
Gap Correction & Realignment
Hinge Tightening & Replacement
Ironmongery Servicing & Lubrication
Door Leaf Repair & Surface Treatment
Glazing Bead & Compound Maintenance
Signage Replacement & Hold-Open Servicing
Frame & Threshold Remediation
Service Report & Compliance Certificate
Fire Door Maintenance Price Guide
Every written quote is fixed-price with no hidden extras. Tap any service on the right to see what’s included and the parts specification. Replacement door-set pricing is aligned with our fire-door installation tiers (residential vs commercial).
- Indicative pricing
- Fixed for 30 days
- Written quote
Pricing disclaimer. All figures are indicative guide bands for typical London projects. Final quotes depend on site access, door condition, specification, component availability and portfolio size. Written quotes are fixed for 30 days from issue and include materials, labour and certification. Parts pricing is subject to manufacturer availability. Out-of-hours, weekend and listed-building work attracts a premium.
Fire Door Inspection FDIS-compliant, per door £35–£85 / door
Carried out by a Fire Door Inspection Scheme (FDIS) inspector. Each door is checked against the 10-point BM Trada criteria, leaf, frame, seals, hinges, closer, threshold gap, ironmongery, glazing, signage, and certification evidence, with photographic record and defect severity scoring against BS 8214.
Bulk discount kicks in on portfolios of 50+ doors. Output includes a signed FDIS certificate, per-door defect register, and a prioritised PPM plan.
Scope an inspection →Self-Closer Replacement supply & fit, per door £85–£165 / door
Supply and fit of a CE-marked BS EN 1154 controlled overhead closer sized to the leaf width and weight. Includes closer body, arm, fixings, back-plate where required, and on-site commissioning to confirm the door closes fully onto the latch from 30° of rest.
Where the existing plate footprint is non-standard or cover-plate reinstatement is needed, a small making-good charge may apply, confirmed in the written quote.
Intumescent Seal Replacement full perimeter + cold-smoke, per door £70–£180 / door
Full perimeter intumescent strip plus cold-smoke brush fitted to the leaf or frame per the original doorset’s certification data sheet. Sized to the rated fire-resistance period (FD30S / FD60S) and the gap tolerance measured on the day.
Paint making-good beyond 50 mm either side of the rebate is not included. Painted-over seals are chiselled clean before the new strip is bedded.
Hinge Replacement 3 CE-marked hinges, per door £95–£195 / door
Three BS EN 1935 Grade 13 CE-marked fire-rated hinges per door, including screws, hinge-bed preparation, frame alignment check, and door re-hang. Where existing screw-fixings cannot be retained, resin plugs or oversized screws are used to restore pull-out strength.
Where the frame has dropped or the leaf has been planed previously, a small gap re-adjustment may be needed after re-hang, included in the quote.
Gap Correction & Adjustment sides, head & threshold £55–£130 / door
Door returned to 2–4 mm perimeter gap and 3 mm threshold tolerance per BS 8214. Includes minor leaf planing, closer-arm adjustment, strike re-alignment, and threshold drop-seal adjustment where fitted. Feeler-gauge test is recorded post-adjustment.
Full Door Service all 6 components, PPM-rate £145–£265 / door
All six component categories reviewed and adjusted or replaced to specification in a single PPM visit: closer, seals, hinges, gap, ironmongery and signage. Visit concludes with a signed FDIS certificate and photographic record.
Excludes major parts replacement beyond light wear, a full doorset swap is quoted separately as an FD30S or FD60S job.
FD30S Door Set supplied & fitted, 30-min rated £950–£1,800 / door
Third-party certified (Q-Mark / Certifire) 30-minute doorset: frame, leaf, seals, hinges, closer, latch or lock, and “Fire Door Keep Shut” signage. Includes on-site survey, manufacturer lead-time management, installation to BS 8214:2026, and a post-install conformity statement for your compliance file.
Commercial carries a premium for heavier ironmongery, higher leaf cores, and access / phasing requirements on occupied premises.
Run the live installation calculator →FD60S Door Set supplied & fitted, 60-min rated £1,250–£2,350 / door
Third-party certified 60-minute doorset specified for higher-risk compartment lines, typically stair cores, riser cupboards, care-home corridors and HRB flat entrances. Otherwise identical scope to FD30S with upgraded leaf core, heavier-gauge ironmongery and doorset hardware schedule.
Emergency Same-Day Call-Out priority response, within 4–8 hrs from £385
Priority attendance in Greater London for failed self-closers, visible damage, enforcement-triggered defects or insurance-audit actions. Covers travel, 2 hrs on-site, targeted inspection of the affected door and parts-availability check. Full remedial works are quoted in writing within 24 hours of the visit.
Out-of-hours (18:00–08:00), weekend and bank-holiday attendance carries a uplift, confirmed before dispatch.
PPM Contract annual, per door, portfolio-tiered £45–£110 / door / yr
Scheduled bi-annual or quarterly inspections with an automated 60 / 30 / 14-day reminder cadence, service reports, and an FDIS certificate on each visit. Contract steps down on portfolios of 50+ / 200+ / 500+ doors; HRB and care settings default to quarterly.
Includes priority response within SLA for any urgent findings between scheduled visits at no extra call-out fee.
Scope a PPM contract →Case Studies. What We’ve Delivered
A landlord preparing for HMO licence renewal contacted us after their fire risk assessment flagged fire door deficiencies. Our FDIS-certified inspector examined all 8 fire doors across the property and found 5 with critical defects, failed self-closers, missing intumescent seals and gaps exceeding 3mm tolerance.
We delivered a complete remediation programme within 7 days: 3 self-closer replacements, 5 full intumescent seal replacements, 2 hinge sets replaced, gap corrections on 4 doors, and 1 full door set replacement (FD30S). Total cost: £730 including all parts and labour. The property passed its next fire safety inspection with zero findings.
A London housing association needed a single contractor to manage fire door maintenance across their entire portfolio of 14 residential blocks. We implemented a quarterly PPM programme covering 120+ fire doors, with centralised reporting, coordinated access scheduling and a single point of contact. Defect rates dropped from 45% at initial survey to under 8% within 12 months.
A boutique hotel in central London required fire door maintenance without disrupting guests. We delivered a phased programme of evening and overnight works across 85 fire doors over 3 weeks, closers, seals, hinges and gap corrections. All work documented with before/after photography and formal maintenance certificates for the hotel’s compliance file.
Full fire door inspection and maintenance programme for a national charity’s property portfolio. Coordinated across three cities with centralised documentation.
Ongoing quarterly PPM contract for communal fire doors in a 6-storey residential block. Fire Safety Regs 2022 compliant.
Annual pre-term fire door servicing programme for student housing. All doors inspected, serviced and certificated before occupancy.
What Our Clients Say
We had no idea our fire doors were in that condition. HSE Property Checks inspected all 8 doors, explained every defect clearly, and had the whole lot fixed within a week. The documentation was outstanding, exactly what our managing agent needed for the compliance file.
Fire Door MaintenanceWe use HSE Property Checks for our charity’s 5 buildings in London, Cambridge, and Coventry. They did a great job checking our fire doors and fixing what was broken. They are honest, they don’t charge too much, and they make sure our buildings are safe for everyone. We will definitely use them again.
Multi-Site Fire Door ProgrammeAs a managing agent responsible for 14 blocks, having one contractor handle all fire door maintenance with consistent standards and centralised reporting has been transformative. The quarterly PPM programme means we never have to worry about compliance gaps.
Fire Door PPM ContractThe hotel needed fire door work done without disrupting guests. HSE worked evenings and overnight shifts, documented everything with photos, and the maintenance certificates were ready the next morning. Professional from start to finish.
Commercial Fire Door MaintenanceThomas personally inspected every door and explained what needed doing in plain language. No hard sell, no unnecessary replacements, just honest maintenance work backed by proper documentation. Exactly what we needed for our HMO licence renewal.
Fire Door Inspection & Maintenance
FDIS Compliant vs Unqualified Maintenance
Many companies offer fire door maintenance without formal qualifications. The law does not specify minimum competency, but fire authorities, insurers and managing agents increasingly do. Here’s how we compare.
| Feature | HSE Property Checks | Typical Provider |
|---|---|---|
| Named FDIS-certified inspector | ✓ | ✗ |
| FireQual Approved Maintenance | ✓ | ✗ |
| 10-point inspection protocol | ✓ | ◔ |
| Calibrated gap measurement | ✓ | ✗ |
| Before & after photography | ✓ | ◔ |
| Formal maintenance certificate | ✓ | ✗ |
| PPM contract management | ✓ | ◔ |
| Emergency same-day response | ✓ | ✗ |
| Full door replacement capability | ✓ | ✗ |
| Portfolio-wide reporting | ✓ | ✗ |
| Fire-rated parts only | ✓ | ◔ |
| Insurer & regulator accepted | ✓ | ✗ |
The Legislation Behind Your Obligations
Fire door maintenance is not optional. The responsible person has a statutory duty to maintain fire doors in good working order, with criminal liability for non-compliance, unlimited fines and enforcement action.
The primary legislation. Requires the responsible person to maintain fire doors in all non-domestic premises, HMOs and blocks of flats with common areas. Fire doors are a critical element of passive fire protection and must be kept in good working order.
Extends the Fire Safety Order to include the structure, external walls and flat entrance doors of multi-occupied residential buildings. Your tenant’s front door is now explicitly your legal responsibility.
Introduces mandatory quarterly communal fire door checks and annual flat entrance door inspections for buildings above 11 metres. A PPM contract ensures these statutory duties are met on schedule. In force from January 2023.
Creates the Accountable Person role for higher-risk buildings over 18 metres, with personal liability for fire safety compliance including fire door maintenance. Building Safety Regulator has enforcement powers.
Statutory Maintenance Frequencies
The law now mandates specific inspection and maintenance frequencies for fire doors. Not sure what applies to your building? Call 020 3488 2247, we’ll tell you straight, free of charge.
Buildings That Require Fire Door Maintenance
- Multi-occupied residential buildings over 11 metres, quarterly communal door checks
- Higher-risk buildings over 18 metres, monthly communal door checks
- All flat entrance fire doors in buildings over 11 metres, annual checks
- Any HMO, maintained as condition of licensing
- Blocks of flats and converted houses with communal areas
- Social housing blocks and housing association stock
- CQC-regulated care homes, supported living and residential care
- Offices, retail, schools, hospitals and commercial premises
- Mixed-use buildings with any residential element
- Any premises with fire doors forming part of passive fire protection
When Should Doors Be Serviced?
- Quarterly, all communal fire doors in buildings over 11 metres
- Monthly, communal fire doors in buildings over 18 metres
- Annually, all flat entrance fire doors in buildings over 11 metres
- After any fire-related incident or damage to a fire door
- When a closer, seal or hinge has visibly failed
- If a door no longer self-closes and latches correctly
- After building works that may have affected door assemblies
- When an enforcement or improvement notice is issued
- Before or during HMO licence application or renewal
- As part of a PPM programme to prevent reactive failures
Non-Compliance Consequences
The Regulatory Reform (Fire Safety) Order 2005 carries criminal penalties for fire door non-compliance. The responsible person faces personal liability, unlimited fines, imprisonment and professional consequences.
Crown Court prosecutions under the RRO 2005 carry unlimited fines. A single London landlord was fined £250,000 after a fire at one property. Magistrates’ Court can impose up to £30,000 per offence.
Serious or persistent non-compliance can result in up to 2 years’ imprisonment. The responsible person faces personal criminal liability, not the company, the individual.
Insurers can void building and landlord liability policies where fire doors are not maintained to a documented standard. An undocumented maintenance check has no compliance value.
Fire authorities can issue prohibition notices that immediately halt use of the building until compliance is achieved. For landlords, that means zero rental income until fire doors are brought up to standard.
Coverage across London, borough by borough
Click any borough to see the number of projects delivered in and around it. Counts accumulate direct and adjoining-borough work from a recent 100-project cohort.
Barking & Dagenham
4 out of last 100 projects completed in and around Barking & Dagenham postcodes: IG11.
Barnet
8 out of last 100 projects completed in and around Barnet postcodes: NW4, EN5.
Bexley
6 out of last 100 projects completed in and around Bexley postcodes: DA5.
Brent
16 out of last 100 projects completed in and around Brent postcodes, within our all-32-borough London service area.
Bromley
9 out of last 100 projects completed in and around Bromley postcodes: BR1, BR3, SE20.
Camden
22 out of last 100 projects completed in and around Camden postcodes: NW1, NW5.
City of London
45 out of last 100 projects completed in and around City of London postcodes: EC4.
Croydon
7 out of last 100 projects completed in and around Croydon postcodes: CR0.
Ealing
6 out of last 100 projects completed in and around Ealing postcodes, within our all-32-borough London service area.
Enfield
5 out of last 100 projects completed in and around Enfield postcodes: EN3.
Greenwich
18 out of last 100 projects completed in and around Greenwich postcodes: SE3.
Hackney
17 out of last 100 projects completed in and around Hackney postcodes: E9.
Hammersmith & Fulham
11 out of last 100 projects completed in and around Hammersmith & Fulham postcodes: SW6, W12.
Haringey
13 out of last 100 projects completed in and around Haringey postcodes: N4.
Harrow
6 out of last 100 projects completed in and around Harrow postcodes: HA1.
Havering
3 out of last 100 projects completed in and around Havering postcodes, within our all-32-borough London service area.
Hillingdon
4 out of last 100 projects completed in and around Hillingdon postcodes: UB4, UB5.
Hounslow
7 out of last 100 projects completed in and around Hounslow postcodes: TW3.
Islington
12 out of last 100 projects completed in and around Islington postcodes: N1.
Kensington & Chelsea
18 out of last 100 projects completed in and around Kensington & Chelsea postcodes, within our all-32-borough London service area.
Kingston upon Thames
2 out of last 100 projects completed in and around Kingston upon Thames postcodes, within our all-32-borough London service area.
Lambeth
36 out of last 100 projects completed in and around Lambeth postcodes: SW4.
Lewisham
24 out of last 100 projects completed in and around Lewisham postcodes: SE13, SE23.
Merton
8 out of last 100 projects completed in and around Merton postcodes, within our all-32-borough London service area.
Newham
17 out of last 100 projects completed in and around Newham postcodes: E16.
Redbridge
4 out of last 100 projects completed in and around Redbridge postcodes: IG8.
Richmond upon Thames
11 out of last 100 projects completed in and around Richmond upon Thames postcodes: TW2, TW11.
Southwark
31 out of last 100 projects completed in and around Southwark postcodes: SE1, SE15, SE17, SE22.
Sutton
1 out of last 100 projects completed in and around Sutton postcodes, within our all-32-borough London service area.
Tower Hamlets
33 out of last 100 projects completed in and around Tower Hamlets postcodes: E1, E2, E14.
Waltham Forest
7 out of last 100 projects completed in and around Waltham Forest postcodes, within our all-32-borough London service area.
Wandsworth
11 out of last 100 projects completed in and around Wandsworth postcodes: SW11, SW17, SW18.
Westminster
22 out of last 100 projects completed in and around Westminster postcodes: W1, W2, SW1, NW8, WC2.
Based on our last 100 invoiced projects across London. “In and around” counts accumulate direct-borough work plus work in adjoining boroughs. Numbers reflect this cohort, our full 6-month delivery extends beyond it.
Fire Door Maintenance FAQs
Answers to the questions landlords, property managers and block owners ask us most.
Why Qualifications Matter
The law does not specify minimum qualifications for fire door maintenance, which means anyone can do it. To protect yourself, insist on FDIS certification. Every HSE technician holds formal qualifications in fire door inspection, maintenance and installation.
Fire Doors
- FDIS Certified Inspector
- FireQual Approved Maintenance
- BM Trada Trained
- NAFDI Member
Standards
- BS EN ISO/IEC 17024:2012
- PAS 79-1:2020
- BS 476 Fire Testing
- UK Fire Door Training
Electrical & Gas
- NICEIC Approved
- NAPIT Competent Person
- City & Guilds 2391
- EAL Qualified
Book Your
Fire Door
Maintenance
We respond to all enquiries within 2 hours. Fixed price, no hidden extras. Scheduled visits, detailed service reports, maintenance certificates and photographic evidence. Emergency same-day response available for urgent cases.
- FDIS-certified inspector, never subcontracted
- All 6 components serviced on every visit
- Service report & maintenance certificate
- PPM contracts available (annual or quarterly)
- Emergency same-day response available
- All 32 London boroughs & Home Counties