Managing Fire Door Risks in Multi-Occupancy Buildings

Multi-occupancy buildings—such as apartment blocks, hotels, and office complexes—present unique fire safety challenges. Fire doors are a critical component of passive fire protection, designed to contain fire and smoke, safeguard escape routes, and ultimately save lives.

Multi-Occupancy Buildings have their own unique challenges when it comes to managing fire door risks

Why Fire Doors Are Essential

Fire doors serve three vital purposes:

• Containment: They prevent the spread of fire and smoke between compartments.

• Protection: They keep evacuation routes clear for occupants.

• Time: They buy precious minutes for emergency services to respond.

Common Challenges in Managing Fire Door Risks in Multi-Occupancy Buildings

• Residential Flats: Gaining access for inspections and educating tenants on fire door importance.

• Hotels: High guest turnover and constant maintenance demands.

• Offices: Shared responsibilities and frequent layout changes can compromise compliance.

Key UK Legislation

Understanding the legal framework is essential for compliance. Here’s a more detailed breakdown:

• Regulatory Reform (Fire Safety) Order 2005: Places a legal duty on the “Responsible Person” to ensure fire safety measures are maintained. This includes keeping fire doors in good working order, conducting regular risk assessments, and implementing necessary remedial actions.

• Building Regulations 2010 (Approved Document B): Sets out technical requirements for fire-resisting doors, including minimum fire resistance periods (typically FD30 or FD60), self-closing devices, and correct installation to maintain compartmentation.

• Fire Safety Act 2021: Clarifies that flat entrance doors in multi-occupied residential buildings fall within the scope of fire risk assessments. This ensures these doors are checked for compliance as part of the building’s overall fire safety strategy.

• Fire Safety (England) Regulations 2022: Introduces specific duties for multi-occupied residential buildings based on height:

  • For buildings above 11m: Quarterly checks on communal fire doors and annual checks on flat entrance doors are mandatory.

  • For buildings below 11m: While these checks are not legally required, they are strongly recommended as best practice.

  • All relevant buildings must provide residents with clear fire safety information and instructions.

• Building Safety Act 2022: Establishes the roles of “Accountable Person” and “Principal Accountable Person” for higher-risk buildings. These individuals must demonstrate proactive management of building safety, including maintaining fire doors and documenting compliance as part of the building safety case.

Fire Risk Assessment v Fire Door Survey

How Fire Risk Assessments Influence Fire Door Requirements

A Fire Risk Assessment (FRA) determines the adequacy of existing fire doors and what actions are necessary to manage fire door risk and achieve compliance in Multi-Occupancy Buildings . This means:

• Notional Doors: If a door was compliant when installed and remains in good condition, it does not automatically need upgrading to BS 8214 or full replacement.

• Repair vs. Replacement: The FRA will identify whether repairs are sufficient or if a new installation is required.

• Legislative Protection for Leaseholders: Recent changes ensure leaseholders are not unfairly told to replace doors unnecessarily, reducing financial burden while maintaining safety.

Managing Fire Door Risks in Multi-Occupancy Buildings

Installation Standards Explained

• Existing Doors: The adequacy of existing fire doors is determined by the Fire Risk Assessment (FRA), supported by a detailed fire door survey. The survey provides technical evidence—such as certification, gaps, seals, and installation quality—that informs the assessor’s decision. If a door was compliant when installed and remains in good condition, it may still be acceptable, even if it does not meet the latest standards, unless the FRA and survey findings indicate it is inadequate for life safety.

• New Installations/Replacements: Must meet current standards, be third-party certified, and installed by accredited contractors.

Practical tips for Compliance

Practical Tips for Compliance

1. Maintain a detailed fire door register.

2. Schedule inspections—quarterly for communal doors, annually for flat entrance doors.

3. Educate occupants about fire door safety.

4. Ensure new installations meet certification and quality standards.

5. Engage competent, accredited inspectors.