The Most Common Fire Door Defects We Find
Having inspected thousands of fire doors across South London and Surrey, our ABBE Level 3 certified team has compiled the most common defects that compromise fire door performance. Understanding these issues helps property managers prioritise maintenance and ensure compliance.
1. Excessive Gap Sizes
The Problem: Gaps around the door edges exceed the permitted tolerances (2-4mm on sides and top, maximum 8mm at threshold).
Why It Matters: Large gaps allow smoke and flames to pass through, defeating the door's purpose.
Common in: Older properties across Croydon, Guildford, and period conversions throughout Surrey.
2. Missing or Damaged Intumescent Strips
The Problem: The strips that expand in heat to seal gaps are missing, painted over, or damaged.
Why It Matters: Without functioning intumescent strips, the door cannot achieve its fire rating.
Solution: Replace with correctly specified strips matching the door's fire rating.
3. Defective Self-Closing Devices
The Problem: Door closers that are broken, incorrectly adjusted, or allow the door to stand open.
Why It Matters: A fire door that doesn't close automatically provides no protection.
Common in: High-traffic areas in residential blocks across Sutton, Wallington, and Epsom.
4. Incorrect or Missing Hinges
The Problem: Fewer than 3 hinges, non-CE marked hinges, or loose/damaged hinges.
Why It Matters: The door may not hang correctly, creating gaps or preventing proper closure.
Requirement: Fire doors must have minimum 3 CE marked hinges, Grade 13 for FD60 doors.
5. Smoke Seal Deterioration
The Problem: Brush or blade smoke seals are worn, compressed, or missing.
Why It Matters: Smoke inhalation causes more fire deaths than flames - seals are critical.
Common in: Doors in care homes and sheltered housing across the region.
6. Glazing Issues
The Problem: Non-fire rated glass, broken glazing beads, or missing fire-resistant seals.
Why It Matters: Vision panels must be fire rated to match the door's overall rating.
Note: Particularly common in properties built before current regulations in Reigate and Redhill.
7. Damage to Door Leaf
The Problem: Holes from removed hardware, deep scratches, splits, or warping.
Why It Matters: Any penetration of the door leaf compromises fire integrity.
Common causes: Historic locks/letterboxes removed, impact damage in communal areas.
8. Missing or Incorrect Signage
The Problem: "Fire Door Keep Shut" or "Fire Door Keep Locked" signs absent or illegible.
Why It Matters: Regulatory requirement and important for occupant awareness.
Solution: Quick win - replace missing signs before full remediation works.
9. Letterboxes and Cat Flaps
The Problem: Non-fire rated letterboxes or openings cut into fire doors.
Why It Matters: Creates direct pathway for fire and smoke.
Common in: Flat entrance doors in older residential blocks in Lambeth and Wandsworth.
10. Lock and Latch Issues
The Problem: Locks that don't engage, damaged strike plates, or handles pulling away.
Why It Matters: The door must latch securely for the self-closer to work.
Our Inspection Process
When you book a survey with FMJ Fire Ltd, our inspectors systematically check for all these defects and more. Every door receives:
- Comprehensive 10-point inspection
- Photographic documentation of all defects
- Priority rating for remediation (Critical, High, Medium, Advisory)
- Clear guidance on required repairs
We cover all of South London and Surrey, including:
- South London: Croydon, Sutton, Lambeth, Wandsworth, Lewisham, Bromley, Wallington, Purley
- Surrey: Guildford, Woking, Epsom, Reigate, Redhill, and surrounding areas
Book your inspection today and ensure your fire doors are fully compliant.