Neil Ashdown MAFDI

If the perimeter gap is too large then a non-compliance exists. Removing the existing lipping and replacing like for like (but thicker) is one method of resolving the issue. There are others. Check with the door manufacturer with regard to retaining certification.

I would advise the owner and, given recent events, ask him for permission to carry out a fire door inspection.

Hi Ben, Is it a fire door?

In recent months there have been many instances of management companies writing to leaseholders asking for proof that flat entrance doors are sufficiently fire resisting. So, where fire doors in common areas have non compliance issues leaseholders are quite correct in writing to the management company..................

Might be worth a look at products such as High Expansion Intumescent Sealant for use around cable penetrations through the wall adjacent to the door frame. Maybe Safelincs can supply something suitable?

Hi Mike, Clearly the more heavy use a door is subject to then the more maintenance issues will arise. Because the BS 9999 guidance already exists (and is reinforced in BS 8214) I would find it hard to ignore and therefore follow it in advising my clients. However, I believe the building's fire risk assessment should cover periodic inspections of fire safety devices and therefore should include a schedule for inspection and maintenance works based on A) how critical the door is to life safety, B) the fire risk at that part of the building, C) the condition of the door at the last inspection and D) the type of use to which the door is put. With flat entrance doors we know they are critical because the considered fire risk is from inside the flat whereas some common areas should be 'sterile'. However, doors in common areas are likely to suffer more wear and tear. As you say it would be good to hear from housing providers on this rather than fire door specialists like me!

Usually, the management company will require evidence that your flat entrance door is fire resisting to the BS 476 part 22 or BS EN 1634-1 fire performance tests. Therefore, if the FENSA certificate does not provide such evidence then they will not accept it. If you do not have the required evidence a Certificated Fire Door Inspector could help by inspecting the door and providing a report to confirm whether or not the door is suitable as a fire resisting flat entrance door http://www.fdis.co.uk/inspector

No legal requirement to upgrade a 1989 fire door to 2018 standards. However, assuming the door needs to be a fire door then it must be fit for purpose. https://www.local.gov.uk/sites/default/files/documents/fire-safety-purpose-built-04b.pdf should be useful to you.

Yes you can reduce and lip fire doors. However, anything you do to a fire door must be within the scope of the door's product data sheet or technical manual so where you can find out which company made the door always refer to the data before carrying out any works. Don't forget, if the fire doors are required to restrict spread of cold smoke (which is most of them) the threshold gap should be 3mm max or you should fit a threshold smoke seal.

Not sure about "........mandate the fitment of FD30 doors........." but certainly as the owner of a flat you have a legal duty to ensure the flat entrance door (if it opens onto a common area inside the block of flats) is fire resistant and will also restrict the spread of cold smoke. Of course, your flat entrance door may already be a fire door so you should start by having an expert inspect the door so that you know what you need to do next.

Yes that's right you should first check the existing lock-set is suitable for your fire resisting door and, if so, then replace like for like. If in doubt contact the fire door manufacturer (if known) or a fire door specialist.

Horizontal positioning affects the ability of the device to self-close the door. Check with Geofire before installing in a fixing position that differs from the installation instructions.

I would recommend seeking the advice of a certificated fire door inspector at www.fdis.co.uk/inspector Vision panels may be retro fitted in some fire doors provided the work is done correctly and the door is suitable so you need advice from somebody qualified to carry out the necessary inspection work.

I would recommend seeking advice from your local certificated fire door inspector at www.fdis.co.uk/inspector A competent fire door inspector can survey the doors and advise on a suitable door hold open device.

Hi Tom, Current UK building regulations require that fire resisting doors either have a self-closing device (Fire Door Keep Shut) or a suitable lock (Fire Door Keep Locked). Most fire resisting doors are also required to restrict the spread of cold smoke and therefore cold smoke seals are fitted to the top edge and vertical edges of the door leaf or to the door frame. The threshold gap is limited to 3mm for the same reason. It is likely that cold smoke protection would be a requirement at residential premises especially if the door is located on an escape corridor or staircase. This being the case a smoke damper would be preferable to an air transfer grille so as to restrict spread of cold smoke in a fire.

You must check that the door leaf is suitable before attempting any upgrading works. Contact your local certificated fire door inspector for advice at www.fdis.co.uk/inspector

You should ensure that: a) The door leaf self closes (from any angle) all the way onto the rebate stop of the door frame, overcoming resistance from seals and latch bolts. Procure a suitable self-closing device to minimum power-size 3 BS EN 1154. b) The smoke seals must fill the gap between the door leaf and door frame. c) The gap at the threshold should be no more than 3mm. Otherwise gaps up to 10mm require sealing with a threshold seal. The above is a guide and is not exhaustive. If in doubt refer to your local fire door inspector at www.fdis.co.uk/inspector

Hi Mary B, There is indeed a requirement to take measures to restrict the amount of smoke that can pass under or around a fire door. Failure to do so is a breach of the Regulatory Reform (Fire Safety) Order 2005. If the fire door leaf has been trimmed at its bottom edge so that the gap between the bottom of the door leaf and the threshold is more than 3mm then the threshold strip on the floor will have to be increased in height accordingly. Alternatively a maximum gap of 10mm is allowed but a smoke seal must be fitted to the bottom of the door leaf to fill the gap. The fire door should also, of course, have effective cold-smoke seals to seal the gap between the door leaf and the door frame at the top edge and both vertical edges. Guidance is available in BS 9991 Fire safety in the design, management and use of residential buildings Code of practice and BS8214 Timber-based fire door assemblies. Code of practice. Also more information can be found at www.ifsa.org.uk You should inform the House Manager without delay.

The correct door edge to door frame gap depends on the fire performance test evidence for that particular fire door. So the gap could be more than 4mm for some fire doors and still be compliant with the fire performance test. However for most timber-based fire doors the gap should be between 2mm and 4mm. If gaps are too large it may affect the door's fire performance and importantly would allow cold smoke to spread past the brush/blade edge seal and thus compromise safe escape. Therefore action should be taken to correct gap issues and cold smoke restriction issues as obligated by Article 17 of the Regulatory Reform (Fire Safety) Order 2005 for England & Wales. Many people are killed by the effects of smoke spread rather than the fire itself.

The reason entrance doors to individual flats are required to be fire resisting and cold smoke restricting is to protect the common area (outside the door) from the effects of fire and smoke. This is so that other people can use that part of the common area to escape safely. You say that your door opens onto a path. Is the path outside in the open or inside part of the building and who would benefit by being able to use the area outside your flat entrance door in the event of a fire? By providing this information to your management company they should be able to tell you if the door needs to be a fire resisting door, and if so why.

You should be aware that, in a fire situation, heat transfer from this large amount of metal to the timber door leaf could cause premature fire separation failure. The top edge and the upper part of the closing edge is more vulnerable to fire (than the lower parts of the door leaf) and therefore it would be sensible to risk assess the effects of a premature failure for the timber based doors that are fitted with magnetic locks. With regard to removal of stops, it is always better to add a timber fillet to the door frame reveal instead so as to support the hardware securely. I realise this may not be very practical, but fitting such a device to the door-frame closing jamb doesn't seem very practical anyway! You should also bear in mind that mag-locks tend to distort the timber door leaf where they pull the leaf towards to magnet. During installation, care should be taken to ensure the leaf remains in plane in its closed position.

Aside from the important issue of checking that the doors are suitable as FD30s doors you can find information in the Glass & Glazing Federation 'Fire Resistant Glazing Best Practice Guide' at http://www.ggf.org.uk/groups/fire-resistant-glazing-group/fire_resistant_glazing_best_practice_guide Also check out latest guidance from the Ministry of Housing, Communities & Local Government at https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/707440/Advice_for_building_owners_on_assurance_and_replacing_of_flat_entrance_fire_doors.pdf and from the National Fire Chiefs Council at https://www.nationalfirechiefs.org.uk/High--Rise-Safety-for-Residents

Will the intumescent air transfer grille restrict the spread of cold smoke?

Hi timbo, To achieve compliance the self-closer you install must be to minimum power-size 3 to BS EN 1154. Select a self-closer that has power adjustment up to size 4 or 5 with adjustment for both closing speed from fully open to almost closed as well separate adjustment for the latching action. This type of self-closer, correctly adjusted, will close the door correctly overcoming any latch bolt resistance and close quickly enough to satisfy your requirements.

Hi Silvia, Find your nearest Certificated Fire Door Inspector at www.fdis.co.uk/inspector They will be able to help.