Fire Doors in block of flats - replace or remedy?

[Guest W Watson]

I am a director of a freehold company owning a block of flats, where there are 64 leasehold flats. Most of the flat entrance doors are original (1930's) aged doorsets, but many have defects and issues. Some defects are minor and could be remediated. However we are being strongly recommend that serious consideration should be given to replacement of all the doors for new Certified Fire Door sets, rather than simply being remedied. The difference in cost between remedying the doors or replacing them with certified doors is a difference of c£200k. The obvious solution to us, due to the cost, is simply to remedy the door, but we are told that in the future unless the doors are officially  FD30 certified doors, they may in future fail inspection, even if today they pass inspection. We would like objective help in reaching a decision, rather than rely on our advisor who has a financial benefit in recommending complete replacement.

[AnthonyB]

A decent fire risk assessment would advise. The official Government Guidance (which if you follow is now proof of compliance following the strengthening of the legal status of the guides)

Depending on the height and layout of the block the guidance allows the use of original doors (to a suitable minimum standard), original doors with modernisation (adding intumescent strips and cold smoke seals), or in some situations requires modern FD30S doorsets.

[Mike North]

For an additional cost of £320 per door I would change the doors.  If they are the original doors, you have had your moneys worth out of them.

[AnthonyB]

10 hours ago, Mike North said:

For an additional cost of £320 per door I would change the doors.  If they are the original doors, you have had your moneys worth out of them.

£200,000 / 64 is over £3000 per door. That's a lot of money to most people.

[George Drayton]

Having inspected and worked on such doors on listed property  as you have give a brief description to.

There is many products available for such work that are tested , such as laminated boards, fire boards etc that get installed to existing along with other componants. But this work is time consuming and expensive to improve the existing. And probably cost more than installing new. I suggest you read through BS8214 & RRO, inspect your doors and you may find that your existing doors are not suitable or financially economical to upgrade

Regards George Drayton FDIS inspector 

[Sam Ives]

We’ve just had a similar issue with another client in London and solved it with remedial