Repair or Replace? Making the Right Decision for Your Fire Doors
After a fire door inspection, property managers often face a key question: can this door be repaired, or does it need replacing? Understanding when each option is appropriate can save significant costs while maintaining compliance.
When Repair is Usually Possible
Many fire door defects can be addressed through repair rather than full replacement:
#### 1. Gap Issues (Often Repairable)
Problem: Gaps exceed 2-4mm tolerance on sides/top
Repair Options:
- Adjusting hinges to realign the door
- Fitting additional intumescent strips
- Installing smoke seals to reduce gaps
- Replacing worn weatherstripping
Cost Savings: Repairs typically 70-80% less than replacement
#### 2. Self-Closer Problems (Usually Repairable)
Problem: Door doesn't close fully or self-closer is weak
Repair Options:
- Adjusting closer tension and speed
- Replacing the self-closing device
- Fitting a new closer to the same door
Note: The door leaf itself remains valid if undamaged
#### 3. Missing or Damaged Seals (Easily Repairable)
Problem: Intumescent strips or smoke seals damaged/missing
Repair Options:
- Replacing like-for-like intumescent strips
- Installing new smoke seals
- Fitting combined intumescent/smoke seals
Important: Must match original specification and fire rating
#### 4. Hinge Issues (Often Repairable)
Problem: Loose hinges, incorrect number, non-CE marked
Repair Options:
- Tightening existing hinges
- Replacing with CE marked fire-rated hinges
- Adding third hinge if only two present
When Replacement is Necessary
Some defects cannot be safely repaired:
#### 1. Door Leaf Integrity Compromised
Replace if:
- Holes penetrate through the door (even small ones)
- Deep cracks or splits in the timber
- Warping that cannot be corrected
- Water damage causing swelling or delamination
- Previous non-fire rated modifications
#### 2. Unknown or Inadequate Fire Rating
Replace if:
- No certification label visible
- Rating insufficient for location (e.g., FD30 where FD60 required)
- Door doesn't match building fire strategy
#### 3. Frame Damage
Replace door and frame if:
- Frame is split, rotten, or structurally compromised
- Incorrect frame/door combination
- Frame cannot maintain required gaps
Decision Matrix
| Defect | Repair? | Replace? |
|---|---|---|
| Gaps 4-6mm | Yes (add seals) | If gaps cannot be reduced |
| Gaps 6mm+ | Sometimes | Usually |
| Missing intumescent | Yes | No |
| Damaged self-closer | Yes | No |
| Loose hinges | Yes | No |
| Wrong hinges | Yes (replace hinges) | No |
| Small hole in leaf | No | Yes |
| Warped door | Sometimes | Usually |
| No fire rating label | No | Yes |
| Cracked frame | No | Yes |
Cost Considerations
Understanding typical costs helps budget appropriately:
Repairs:
- Self-closer replacement: £60-150 per door
- Intumescent strip replacement: £30-80 per door
- Hinge adjustment/replacement: £40-100 per door
- Smoke seal installation: £20-50 per door
Replacement:
- FD30 fire door (supply and fit): £400-800
- FD60 fire door (supply and fit): £600-1,200
- Fire door with frame: £800-1,500+
Our Approach
At FMJ Fire Ltd, our inspection reports clearly indicate:
- Which defects are repairable vs requiring replacement
- Priority ratings to help you plan remediation
- Guidance on specifications for any replacement doors
- Recommendations from our ABBE Level 3 certified inspectors
We serve properties across Croydon, Sutton, Guildford, Woking, Epsom, Reigate, and all surrounding areas in South London and Surrey.
Get Expert Guidance
Not sure whether your fire doors need repair or replacement? Our detailed inspection reports give you the information you need to make cost-effective decisions.
Book an inspection or call 020 3051 8482 for advice.