We bought a leasehold flat in May 2022. Following a recent inspection of our front door (30-minute fire door), our management company said it's not compliant with the fire regulations as it has gaps greater than 4mm—in some cases 6 or 8mm—and that the door needs to be 'adjusted' (not possible—gaps are too big) or replaced.

We have two years to report any defects, but the company we bought our flat from says that the door was compliant when we bought it but isn't now following legislation changes, so our problem to fix, not theirs.

Everything I have read says a fire door should have a 2-4mm gap around it and that doesn't appear to have changed in the recent legislation changes.

So my question is - back in May 2022 what was the recommended gap around a fire door? And if what legislation said so?

Thanks 

Door gaps are usually specified by the door manufacturer, but I would be most surprised if it was anything other than 2 – 4 mm.

Ask the company for the regulation 38 information (which is a legal requirement) the door certification should be included which will specify the gap tolerance

Recent HM Gov changes to fire safety regulation has not included any change to perimeter gaps around fire door leaves.

You could look for marks, labels or a plug on your door to identify the door to it's manufacturer and obtain the certification data sheet. That document would state the gap requirement for compliance with the fire resistance performance certification. 

eg: 

Furthermore, the Timber-based Fire Door Assemblies - Code of practice 2016 is a guidance document that recommends a 2mm to 4mm gap - see section 9.5.2 https://knowledge.bsigroup.com/products/timber-based-fire-door-assemblies-code-of-practice?version=standard

Thanks, Mike and Neil - I suspected as much 👍

How high is your block of flats? if it was constructed post June 1992 and before Jun 2022 and over 11m or 5 storeys, then it will be a Relevant Building and if the door is a defect, then it will be the developer who should remediate. 

Why would a developer remediate a door that was to the regulations at the time of installation if the has been altered by a third party at a later date? 

Therefore, does one assume the 2mm-4mm gap rule has been in force for at least 10 years ? 

Where would one look for 'official governmental' proof of this regulation ?

MB

I don’t think that the gaps are in official government legislation, it is usually in the door certification and the installation instructions.

On 14/06/2024 at 11:22, Guest Mal B said:

Therefore, does one assume the 2mm-4mm gap rule has been in force for at least 10 years ? 

Where would one look for 'official governmental' proof of this regulation ?

MB

https://www.gov.uk/government/publications/fire-safety-england-regulations-2022-fire-door-guidance/fire-safety-england-regulations-2022-fire-door-guidance#:~:text=The industry standard is that,drops slightly on the hinges.

 

Column 6 paragraph g

It's not a regulation. HM Gov changes to fire safety regulation has not included any change to perimeter gaps around fire door leaves. The code of practice BS 8214 has recommended a 2mm to 4mm gap since c.1990 - The 2016 version is available at https://knowledge.bsigroup.com/products/timber-based-fire-door-assemblies-code-of-practice?version=standard   see section 9.5.2 

You could look for marks, labels or a plug on your door to identify the door to it's manufacturer and obtain the certification data sheet. That document would state the gap requirement for compliance with the fire resistance performance certification. 

eg: