Fire doors are one of the most important passive fire protection measures within any building. When correctly installed and maintained, they help slow the spread of fire and smoke, protecting escape routes and giving occupants valuable time to evacuate safely.
However, fire doors are only effective if every component is in good working order. Everyday wear and tear, poor maintenance, unauthorised alterations and incorrect installation can all affect their performance, often without being immediately obvious.
During professional fire door inspections, the same issues are encountered time and time again. Identifying these defects early allows building owners and responsible persons to address problems before they compromise safety or lead to non-compliance.
1. Excessive Gaps Around the Door
The gap between the door leaf and frame is critical to a fire door’s performance. If gaps are too large, smoke and fire can pass through far more quickly than intended.
Inspectors commonly find uneven or oversized gaps caused by poor installation, building movement or worn hinges.
2. Damaged or Missing Intumescent and Smoke Seals
Intumescent seals expand when exposed to heat, helping seal the gap between the door and frame. Smoke seals help prevent smoke from spreading during the early stages of a fire.
Missing, damaged or painted-over seals are among the most frequent defects found during inspections and can significantly reduce the effectiveness of a fire door.
3. Faulty Door Closers
A fire door should close fully and latch without assistance.
If the closer is damaged, incorrectly adjusted or disconnected, the door may remain partially open, preventing it from performing its intended function during a fire.
4. Damaged Door Leaves or Frames
Cracks, holes, impact damage and unauthorised alterations can all compromise the fire resistance of a door.
Even relatively minor damage may affect the door’s certified performance, particularly where the door’s core has been exposed.
5. Incorrect or Damaged Hinges
Fire doors rely on correctly specified hinges to support the weight of the door during normal use and in the event of a fire.
Loose fixings, worn hinges or the wrong hinge specification can affect alignment and prevent the door from closing correctly.
6. Non-Compliant Glazing
Many fire doors include vision panels, but these must use fire-rated glass and be installed with approved glazing systems.
Inspectors frequently identify damaged glazing, incorrect replacement glass or failed glazing seals that may reduce the door’s fire resistance.
7. Missing or Inappropriate Ironmongery
Every component fitted to a fire door—including locks, handles, latches and letterplates—should be suitable for use on a fire-rated door.
Replacing hardware with non-certified products is a common issue that can affect both compliance and performance.
8. Poorly Fitting Doors
Doors that stick, drag on the floor or fail to latch properly are often signs of underlying issues such as movement within the building, damaged hardware or incorrect installation.
If a fire door cannot close completely, it cannot provide the level of protection it was designed to deliver.
9. Unauthorised Alterations
Over time, fire doors are often modified to accommodate cables, access control systems, ventilation grilles or additional hardware.
Unless these alterations have been properly assessed and carried out using approved fire-rated products, they may invalidate the door’s fire performance.
10. Lack of Identification and Certification
Many fire doors should carry a certification label or plug identifying the manufacturer and fire rating.
Missing or damaged identification can make it difficult to verify whether a door is suitable for its intended location or whether replacement components are compatible.
Why Regular Fire Door Inspections Matter
Many fire door defects develop gradually through everyday use and can easily go unnoticed during routine maintenance.
Professional fire door inspections provide a systematic assessment of every critical component, helping building owners identify defects before they become serious safety issues. They also support ongoing compliance with fire safety legislation and demonstrate that appropriate maintenance procedures are in place.
For housing providers, local authorities and commercial property owners managing large portfolios, regular inspections form an essential part of an effective passive fire protection strategy.
How PM+ Can Help
PM+ provides professional fire door inspections for housing providers, local authorities and commercial property owners across the UK.
Our experienced surveyors inspect every critical component of the fire door assembly, identifying defects, recording compliance issues and providing clear recommendations to support remedial works where required.
Whether you’re managing a single building or an extensive property portfolio, we can help ensure your fire doors remain compliant, fit for purpose and capable of performing when they are needed most.
Looking to assess the condition of your fire doors? Explore our Fire Door Inspections service to learn how PM+ can support your fire safety responsibilities.
