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Can You Repair A Fire Door?
Have you recently had a Fire Door Survey and your Fire Door has been flagged as non-compliant, therefore prompting you to ensure that remedial work is carried out? If the answer is yes, you’re reading the right post!
If you haven’t had a Fire Door Survey just yet and are in the process of contracting a company to carry out one, please ensure that you take the following into consideration. It will save you a lot of headaches—and money!
Things to consider when hiring someone to carry out a Fire Door Survey
Qualifications & Competency
- Ensure they have received relevant training.
- Look for experience in fire door inspections rather than just general fire safety.
- Make sure that they can carry out Remedial Work and not just carry out surveys (we explain why later on).
Understanding of Regulations
- They should be well-versed in Regulatory Reform (Fire Safety) Order 2005, BS 8214:2016, and BS 9999:2017.
- Must understand Fire Safety (England) Regulations 2022, which require fire door checks in multi-occupied buildings.
Inspection Methodology
Ensure they provide a detailed report covering:
- Door gaps and seals
- Hinges, closers, and hardware
- Certification Labels
- Frame Condition
- Overall compliance status
Some surveyors use digital tools for reporting and tracking issues, like us at Next Doors Ltd. We ensure our digital reports are comprehensive and in-depth, ensuring you understand why or why not your doors do or do not comply.
Reputation & Reviews
- Look for customer testimonials, case studies, or recommendations.
- Ask for references from previous clients.
Understanding UK Fire Door Regulations
First and foremost, fire doors are a life-saving device and play a crucial role in the overall fire safety strategy of buildings. Designed to prevent the spread of fire and smoke, these doors provide critical protection to escape routes and help protect life and property. In the UK, they are subject to stringent regulations and standards to ensure their effectiveness in the event of a fire.
BS 8214 is the British Standard that provides guidance on the installation and maintenance of fire door assemblies. It outlines the requirement for fire door performance, materials, and construction, helping ensure that fire doors provide the required level of fire resistance when properly installed and maintained.
Key points about BS 8214
- Performance criteria: It sets out the fire resistance period for doors, which is usually measured in minutes and could range from 30 to 60 minutes or more, depending on the door’s rating.
- Test methods: The standard outlines the performance tests for fire doors to ensure that they resist the passage of smoke, flames, and heat during a fire.
- Installation: Proper installation is critical, BS 8214 specifies the correct types of frames, seals, hardware, and fixing methods to ensure that a fire door assembly is fit for purpose.
FD30 and FD60 Ratings
Fire doors are typically rated by their fire resistance, which indicates how long they can contain a fire and prevent the spread of smoke and flames. The FD30 and FD60 ratings are most commonly used fire door ratings in the UK:
- FD30: This rating indicates that the fire door assembly provides 30 minutes of fire resistance. Typically used in buildings where a moderate level of fire protection is needed, such as residential homes and certain commercial premises.
- FD60: This rating indicates 60 minutes of smoke and fire protection and are commonly used in areas such as corridors, offices, or areas with higher risk.
In both cases, fire doors are required to have appropriate seals, locks, and hardware to meet these fire resistance ratings. The design, construction, and material of the fire door must all align with these ratings to be compliant with regulations.
Repairing Fire Doors and Maintaining Fire Resistance
Repairs to fire doors are a critical part of fire safety management. When a fire door is damaged, it must be repaired properly to ensure it continues to provide the level of fire resistance it was originally designed for. Failure to do so could compromise the door’s effectiveness and, by extension, the safety of the building and its occupants.
- Original materials: Any repairs or replacement should use the same materials and construction methods as the original fire door. This ensures that the fire door continues to meet its fire resistance rating (e.g. FD30 or FD60).
- Seals and intumescent strips: These are critical for ensuring the door remains airtight in a fire. If damaged or degraded, they must be replaced with equivalent, approved seals.
- Door hardware: The door’s hinges, locks, and latches must be fire-rated and fit for purpose. Replacing hardware with non-fire-rated alternatives may affect the door’s performance during a fire and ultimately alter the compliance and safety.
Risks of Voiding Certification
Fire door certification is vital for confirming that a door assembly meets fire safety requirements. Certification ensures that the door has passed fire resistance tests and meets all regulatory standards. However, certain repairs or modifications may void this certification:
Non-compliant materials: If repairs are made using non-fire-rated materials or incorrect components (e.g. non-approved seals or hinges), the door may no longer be compliant with fire safety regulations.
Alternations to door construction: Even seemingly minor changes, such as cutting a door to fit a different frame or drilling holes, can affect the door’s ability to resist fire and smoke. Altering the door in any way that deviates from the original specifications may void the certification.
Improper repairs: incomplete or improper repairs can result in a failure of the door to provide the necessary protection in the event of a fire. This includes neglecting to replace damaged seals, incorrectly reattaching hinges, or failing to re-establish the correct clearance between the door and the frame.
Fire Door Compliance
A Fire Door Survey is a detailed inspection of your building’s Fire Doors to ensure they are compliant with fire safety regulations. It involves checking the condition of the door, frame, seals, and other components to confirm they can effectively prevent the spread of fire and smoke. This survey helps identify any issues that may need repair or replacement, ensuring that your Fire Doors function properly in an emergency and meet legal safety standards.
Common Fire Door Issues That Can Be Repaired
Minor Surface Damage (Scratches, Chips)
Minor surface damage such as scratches, chips, or dents on a fire door can occur due to everyday use. While these may seem like insignificant cosmetic issues, it’s crucial to repair them promptly to prevent further deterioration and to maintain the door’s overall fire resistance.
- What can be done: Surface damage can usually be repaired with approved fillers and fire-rated paints. These fillers are specifically designed for use on fire doors to ensure the integrity of the door’s fire-resisting capabilities in maintained.
- Why it matters: Failing to repair surface damage could allow moisture to seep into the door core or frame, potentially weakening the fire door over time. Properly repaired surfaces also ensure the door continues to look professional and function as part of the building’s safety system.
Loose or Worn-Out Seals and Strips
Seals and intumescent strips around fire doors play a critical role in preventing the spread of fire and smoke between rooms. These seals expand in response to heat, closing any gaps between the door and the frame, thereby improving the door’s fire resistance.
- What can be done: Worn-out seals or intumescent strips can be easily replaced with certified replacements that match the original specifications. In some cases, the seals can be simply repositioned or adjusted if they have become loose but are still in good condition.
- Why it matters: Seals that are not properly fitted or that have deteriorated due to age or wear can undermine the fire door’s ability to resist smoke and fire. Ensuring that these components are maintained is vital for the door’s overall performance in the event of a fire.
Misaligned Door Closers
Door closers are designed to ensure that fire doors close tightly after being opened. They are critical in maintaining the door’s effectiveness in sealing off areas of a building during a fire. If a door closer is misaligned, the door may fail to close fully, potentially leaving gaps that allow smoke or fire to spread.
- What can be done: Misaligned door closers can often be adjusted rather than completely replaced. This can involve tweaking the tension, repositioning the closer, or adjusting the alignment of the arm. If the door closer is damaged or no longer functioning correctly, it may need to be replaced with a certified fire-rated door closer.
- Why it matters: A misaligned door closer may prevent the fire door from shutting properly, which can leave it ineffective during a fire. Ensuring proper alignment ensures that the door will close securely and maintain its fire resistance rating.
Hinges and Hardware
Fire doors rely on high-quality, fire-resistant hardware, including hinges, locks, and handles, to function properly. Over time, these components can become worn or damaged due to frequent use or environmental factors. A faulty hinge or lock can compromise the door’s integrity and its ability to remain securely closed during a fire.
- What can be done: Worn-out parts such as hinges or locks can be swapped out for certified replacements that meet the appropriate fire safety standards. It’s important to replace components with parts that are specifically approved for use on fire doors to ensure they continue to perform correctly.
- Why it matters: Replacing hardware with non-certified parts can compromise the fire door’s performance. Using certified replacements ensures that the door continues to meet safety standards and maintain its fire resistance.
Fire Door Requirements
When it comes to fire doors, there are many requirements that need to be adhered to for compliance and safety.
An in-depth explanation can be found on our Fire Door Surveys page.
Fire Door Issues That Cannot Be Repaired
While many issues with fire doors can be repaired effectively, there are situations where a fire door has been damaged or altered to the point where repair is no longer feasible or safe. In these cases, replacing the fire door entirely may be the only viable solution to ensure the building’s fire safety is not compromised. Below are some scenarios where a fire door cannot be repaired and needs to be replaced entirely.
Severe Structural Damage (Deep Cracks, Warping, or Burning)
Fire doors are built to withstand extreme conditions, but they are not immune to damage. Severe structural damage can significantly affect a fire door’s ability to function properly in the event of a fire.
- What is considered severe damage?
- Deep cracks in the door’s core or surface, which compromise its strength and integrity.
- Warping of the door due to exposure to extreme heat or moisture, which affects its ability to seal tightly against the frame.
- Burning of the door’s core or surface, which may severely degrade its fire-resistant properties.
- Why it matters: Any of these forms of severe damage can cause the fire door to fail in performing its primary function – containing fire and smoke. A door with structural damage may not fit properly within its frame, leaving gaps through which fire and smoke can spread. This makes the door ineffective in a fire emergency and renders it unsafe.
Non-Compliant Modifications (Cutting for Glazing or Ventilation Without Proper Certification)
Sometimes, fire doors are modified to suit specific building needs, such as cutting to install glazing (windows) or creating ventilation openings. However, non-compliant modifications can void the fire door’s certification and render the door ineffective in providing the necessary fire resistance.
- What is considered non-compliant?
- Cutting the door for glazing: Inserting windows into fire doors is not always permitted unless the glazing is fire-rated and the modification is carried out according to specific guidelines and regulations. Uncertified glazing compromises the door’s ability to resist heat and smoke.
- Ventilation openings: Cutting ventilation holes or vents into a fire door can also affect its fire rating, as it introduces gaps that could allow the passage of fire or smoke. Any such modifications need to be approved by regulatory bodies and be accompanied by proper certification to ensure compliance with fire safety standards.
- Why it matters: Fire doors are tested as complete assemblies, and any alterations that change their original design or structure can significantly impact their performance in the event of a fire. Without proper certification, modified fire doors may no longer meet the necessary fire resistance standards, potentially putting lives and property at risk.
Excessive Gaps (Beyond Tolerance)
Fire doors are designed to fit snugly within their frame to provide an effective seal. The gap between the door and the frame is critical to ensuring that the door will remain securely closed during a fire, helping to prevent the spread of smoke and flames. However, if the gap exceeds the allowable tolerance, the door may no longer function as intended.
- What is considered excessive?
- A gap larger than the specified maximum (usually 3-4mm, depending on the type of fire door).
- Gaps caused by warping, shifting, or improper installation, which prevent the door from fully closing or forming a tight seal.
- Why it matters: A fire door with excessive gaps may not be able to contain smoke or fire effectively. In the event of a fire, these gaps can allow smoke, heat, and flames to pass through, reducing the overall fire safety of the building. In some cases, the only solution to this problem is to replace the door entirely to ensure it meets safety regulations and performs effectively during a fire.
Frequently Asked Questions
Yes, but only if the damage is minor and the repair does not compromise the fire rating. Repairs must follow fire safety regulations and use certified materials.
Small holes or surface damage can often be repaired using intumescent filler or fire-rated repair compounds. However, large holes may require door replacement to maintain fire integrity.
Yes, worn or damaged intumescent seals should be replaced with like-for-like, certified fire-rated seals to ensure compliance.
Check for visible damage, gaps, warping, or missing components. If the door no longer meets fire regulations, replacement may be necessary. A professional fire door inspection can confirm this.
Yes, but only with fire-rated paint or finishes that do not affect the door’s fire resistance. Avoid excessive layers that may hinder intumescent strips from expanding.
Yes, repairs must be carried out by a qualified professional who can ensure compliance with fire safety standards. Some repairs may also require re-certification.
Fire doors must be regularly inspected and maintained under regulations such as the Regulatory Reform (Fire Safety) Order 2005 in the UK. Business owners and landlords are responsible for ensuring compliance.
Only if the replacement parts are certified fire-rated components. Standard hinges or locks could compromise fire resistance, so professional installation is recommended.
Fire doors should be checked at least every six months and more frequently in high-traffic areas. Regular maintenance helps ensure they function correctly in case of a fire.
Repairs should be carried out by a competent person with knowledge of fire door regulations, such as a certified fire door inspector or technician.
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