Hello I need some advice in relation to fire doors. I am an owner of a flat in a block of flats and our managing agent is saying that we need to replace all the fire doors in the communal areas across the whole development the cost of which is going to be enormous.

The age of the flats and the fire doors is 18yrs old A Fire risk assessment and a fire door survey have been done but these specify that repairs are needed with a small number of doors that need replacing.

The managing agent is pushing hard under sec 20 to replace all the fire doors and has got estimates from contractors

My self and other owners feel that the managing agent has not given us any evidence in support of what they want to do

I wondered if anyone else on this forum had come across this type of situation or could give clear guidance on when a fire door can be repaired rather than replaced

Thanks in anticipation

Malco

Fire doors needing wholesale replacement at 18 years of age is a bit of an overreach.

·         What has the survey said about the individual doors?

·         When was the survey conducted?

·         When was the last inspection carried out?

Fire doors should be inspected by a competent person every

·         Residential >11m           3 months

·         Residential <11m           6 months

 

Fact sheet: Fire doors (regulation 10)

States

However, there is no requirement to replace a fire door simply because it does not meet the current standard under building regulations if the door remains in full working order from a fire safety point of view.

Fact sheet: Fire doors (regulation 10) - GOV.UK

"I wondered if anyone else on this forum had come across this type of situation or could give clear guidance on when a fire door can be repaired rather than replaced?"

A competent fire door specialist would be able to advise on this, but where the managing agent has already engaged a Fire Risk Assessor and a Fire Door Inspector they might not be willing to get a second opinion. But yes, Mike is correct there is no requirement for existing fire doors to meet the latest Building Regulations and Fire Door Standards. Options for remedial works and replacements require careful consideration before embarking on the works.

You need to elevate this to a First Tier Tribunal as it sounds excessive and not justifiable. Your FRA and F Door Inspection seem to side with you as does the official Government Guidance. If this isn't enough to overturn the s20 replacement you may need a report detailing what compliant repairs in line with the FRA are viable, but this cost is dwarfed by the amount you will all have to pay. Leaseholders can and do win Fire Safety FTTs, I have been involved in these before, it's worth a try.

The agent will benefit from a full replacement through the s20 management fee process so they are bound to prefer it- after all its not their money!