Our managing agent last year got the fire doors surveyed and requested repair according to their report to meet FD30 requirements. The survey company doesn’t do repairs and the managing agent is also not responsible for the repairs, so I’ve to find someone myself. Over the last 2 months, I’ve contacted more than 10 fire door remedial companies and it seems they are not interested (most only take big orders, some said they are too busy to help now, lot of demand etc). The repair seems quite simple - new hinges to ensure certain gap at side, door self closing system to be added etc. I am keen to get it done before the tenant moves in but no one seems to be interested in my area. Any company one can recommend please?
We are having the same issue in Devon and Cornwall. Is this a mandatory requirement or an advisory?
Surely a standard carpentry company can provide the necessary tradesman - for Door adjustment/ hinge fitting? They will all do work in commercial buildings with Fire door requirements.
This is their bread and butter work - fitting doors / architraves/ skirting/ staircases. New and old door hanging, whether FD30 or not makes no difference. Am i wrong?
Try checkatrade, et al for Carpentry work
having proper fire doors is mandatory for escape routes and common areas such as kitchens.
If you arent sure get a professional fire risk assessment done (doing a FRA and keeping it updated is also mandatory as part of a freeholder s responsibilities and also for LLs if there are common areas or if its an HMO)
Best
Any joiner can do that job
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Door self closers are easy to fit yourself or any handyman can do it. Most designed to be easy diy jobs
Best
D
Ps if the managing agent is acting for the freeholder of a block and its the external door for a communal hallway the freeholder will be responsible. If it’s the front door to a flat inside which you own then you will be responsible. Door closers are recommended but not a requirement i think
“I think”
Nobody seems to know for sure!
I live in a block of flats (6). Ground floor (2) 1st floor (2) and 2nd floor (2). When I researched it there is a mention of 3 floors or more than 11 metres tall.
We have had an inspection and most of the flats have failed, mostly because the gap between the door and frame is in some places is 4mm or more. We have had quotes of over £300 per door
The flats are 20 yrs old. Are the regulations for private owners different to LL?
From a freeholder point of view there’s no difference but the freeholder wont be responsible for actually bringing the front doors of individual flats up to standard, that is the choice of individual flat owners.
there’s definitely tighter regs for HMOs and for being a LL than if you are a residental owner. As the resident owner you dont have to do an FRA as you dont have a duty of care for tenants. Just like there’s no minimum EPC for residental owners but it’s E for LLs (planned to be C from 2030)
Whether you ought to have a self closer will depend also on the fire evacuation strategy. If the strategy is to stay put (rather than eg escape through the communal hallway or through exits from rear of flats into a garden say) it’s more important to stop fire getting into the flats so a door closer on the front door of a flat makes more sense.
Similarly a door closer and fire door for the bathroom/toilet would be much less usual than for a kitchen door
Every property is different which is why some of these things are not set in stone as firm rules
A professional FRA should make clear what is urgent or addressing a high risk and what isnt.
Best
Front door to a common area = door closure and itumescent strips and 4" steel hinges
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Ps following grenfell i think things have been tightened and if the fra recommended adding self closers you really need to do so.
And
Think grenfell will have made all the companies installing and maintaining fire doors v busy
You might be better getting a contract/price for all the doors in the block that need fixing… but then someone needs to organize the payment. Can mgt co help organize/ask all the flat owners?
Good luck
Hi Karen1, I understand it is required for required for flats above 11m. Checks are done annually every 12 months, in my case, by an independent fire specialist and there’s a record of my flat not meeting the requirements. Just like yours, majority of the flats in my building failed because of the gaps. Also intercom cable is going through the door frame, which has been noted in the report.
Now I’ve to get it repaired and FD30 certificate issued (not all carpenters can issue these). Not having the door certified will mean insurance might refuse a claim in case of fire or tenants might even sue in case there’s a fire damage.
Do you know which company quoted £300 for yours? I’ll get it done if I were you at that price. If you can share the name of the company, that will be helpful.
.
Thanks for your input. All owners are not happy with the prices quoted. Some higher than mine, with a caveat that it may be higher on the day depending what else they spot. How would it be helpful to name the company?
Read the government RECOMMENDATIONS!
These are guidelines, sensible not obligatory in low rise blocks.
Any carpenter can do this work, hinges, gap filling if needed, locks and intumescent strips.and door closer. A days work at most and the parts at screwxxxx cost less than £100.
Get it checked by the fire brigade.
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What do you mean "repairs.
If he’s talking about HMO / Flat requirements you should already have these regulations in place.
Door closers, intumescent strips plain (internally) brushed (unit entrance door to communal hallway), steel fire rated hinges with intumescent pads, 25mm frame rebate and an FD30 rated door.
Any joiner will be able to do these works.
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I don’t want any further responses. Please do not respond anymore.
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its so simple a fire door is a retrofit but I use 3 hinges two higher uo. an intumescent (expanding in fire) is common. its no big deal.
where others have said door closers are required, this indeed used to be the case but is no longer the case , see what your council says. oh and in this sort of stuff the council can help you as can the fire brigade to help you through this as you are finding your way, oh I have upgraded decorative extra large doors to 30 minutes quite easily if its a special case
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Does depend whether or not you need certification. Some conversions don’t strictly require it. New builds generally do. It all seems a bit grey. Dulwich Reclaimation in Sydenham do it. They have installed intumescent strips and closers etc to existing fire doors for me. They would do a new door too. Very good and reasonable. I provided materials and they came and fitted. Depends where you are though. They can’t certify either.
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