How to Carry Out Routine Fire Door Maintenance (Without Compromising Certification)

Practical Guide #12

For: Maintenance teams, caretakers, housing officers, and joiners under service contracts.

Why Routine Maintenance Matters

Fire doors are not set-and-forget.

Daily wear, poor adjustments, or tenant interference can undermine a door’s ability to protect life in under a year. Routine checks and maintenance keep the door set:

• Safe

• Certified

• Compliant

And in social housing or commercial settings, maintenance logs are often the first thing a fire inspector asks for.

Let’s break down what you can do without voiding certification — and when you need to escalate.

1. Maintenance vs. Modification

Routine maintenance = adjusting or restoring functionality using like-for-like methods and components.

Modifications = changing the design, components, materials, or layout of the door set — this typically requires certifier or manufacturer approval.

✅ Maintenance	❌ Modification
Adjusting hinges	Moving the hinge position
Replacing like-for-like seals	Swapping seal type or location
Tightening hardware	Fitting a new type of closer
Filling screw holes (same spec)	Cutting additional apertures

💡 Golden rule: If it changes the door’s test performance, it’s not maintenance — it’s modification.

2. Visual Checks You Can Perform

These should be done quarterly or at any reported fault:

• Gaps:

  • 2–4mm at top and sides

  • 8–10mm at bottom (or as per drop seal)

• Seals:

  • Present and undamaged

  • Intumescent strips fully bonded

  • Smoke seals not missing, torn, or paint-covered

• Hinges:

  • 3 per leaf

  • All screws tight and present

  • CE marked, BS EN 1935 Grade 13 or higher

• Closer:

  • Door self-closes fully from any angle

  • No oil leaks or slamming

  • Securely fixed and not “lazy”

• Latch/Lock:

  • Latches into strike plate correctly

  • Strike plate securely fastened

  • Key or thumbturn operates cleanly

• Glazing:

  • No cracks

  • Beadings secure

  • Intumescent glazing seals present

• Labels/Markings:

  • Clearly visible

  • Not painted over or removed

3. Common Maintenance Tasks (Safe to Perform)

Task	Notes
Adjusting closer tension	Most have a screw adjuster
Replacing drop seals	If exact model/type is used
Reattaching seals with approved adhesive	Avoid nails, screws, or glue guns
Tightening hardware	Use same gauge screws
Repainting doors	Use intumescent-friendly paint, avoid filling over edge gaps or seals

4. When You Must Escalate

If you encounter any of the following, log it and escalate to a qualified fire door inspector or responsible person:

• Door leaf warped or twisted

• Significant gaps or splits around frame

• Missing intumescent materials

• Loose or missing glazing

• Signs of past unauthorised modification (e.g. old closer holes, rebated ironmongery changes)

• Components replaced with non-like-for-like substitutes

5. Record-Keeping (Don’t Skip This Step)

Each maintenance action should be logged, even if minor:

Field	Entry
Date	20 July 2025
Performed by	John Smith, Maintenance Officer
Door Location	Flat 2F, Stairwell B
Action Taken	Replaced smoke seals with like-for-like (Lorient 10x4mm), adjusted closer tension
Notes	Door now latching smoothly, seal flush both sides
Signature	John S.

📄 Consider keeping a digital record or tagging doors with QR-coded inspection history (FireCheck360 can help here down the line).

Final Word

Fire doors degrade with use — not checking them is like skipping your MOT.If you’re methodical, cautious, and stick to approved repairs, you’ll protect lives and your organisation’s liability.