Fire Door Inspection in Havering

Under the Fire Safety (England) Regulations 2022, fire doors in the common parts of residential buildings over 11 metres must be checked at least every three months (quarterly). Flat entrance doors that are the responsibility of the building’s responsible person must be checked annually. These are minimum legal frequencies — if your fire risk assessment identifies issues, more frequent checks may be recommended. Buildings below 11 metres are not covered by the quarterly requirement, but the Regulatory Reform (Fire Safety) Order 2005 still requires fire doors to be maintained in working order.

The inspector checks that each fire door closes fully into its frame under its own power (self-closing device), that intumescent strips and smoke seals are present and undamaged, that glazing is intact and correctly fire-rated, that hinges are secure and not worn, that the door leaf is free of holes or damage, that the gap between the door and frame is no more than 3–4mm, and that the latch engages properly. Any door that fails on any of these points is recorded and a remedial action is recommended with a priority rating.

A fire door check is the routine quarterly or annual inspection required by the 2022 Regulations — it focuses on whether the door is in working order and identifies obvious defects. A fire door survey is a more comprehensive assessment, often carried out by an FDIS-certificated inspector, that examines the door’s certification, installation quality, compatibility of components (ironmongery, seals, glazing), and overall fire performance. A survey is typically recommended when doors are first installed, after significant building works, or when the fire risk assessment calls for a detailed review.

The ‘responsible person’ under the Regulatory Reform (Fire Safety) Order 2005 is responsible. In a block of flats, this is usually the freeholder, building owner, or managing agent. For HMOs, it is the landlord or licence holder. The responsible person can carry out routine checks themselves if they are competent, but many instruct an FDIS-certificated inspector for comprehensive surveys and to ensure defensible records. Flat entrance doors that are owned by individual leaseholders may fall outside the responsible person’s direct control, but the 2022 Regulations give the responsible person a duty to make best efforts to inspect them.

Failed doors must be repaired or replaced as a priority. Minor issues such as missing seals or a faulty self-closer can often be remedied on-site during or shortly after the inspection. Doors with structural damage to the leaf, incorrect certification, or non-fire-rated glazing will typically need full replacement. The inspection report will categorise each defect by risk priority. Failure to act on identified defects could result in enforcement action by the fire and rescue service, including prohibition notices that can restrict the use of the building.

Havering Council operates three licensing schemes: Mandatory HMO licensing, borough-wide Additional Licensing (covering HMOs with 3-4 occupants), and Selective Licensing in designated areas. Fees are split into Part A (non-refundable) and Part B, with discounts available for accredited landlords, properties with EPC rating C or above, and multi-dwelling applications. The licensing team actively enforces conditions including fire safety, electrical safety, and room size standards. The general legal requirements for fire door inspection apply across England, but London Borough of Havering may have additional conditions attached to property licences or local enforcement priorities that affect how the requirements are applied in practice.

Havering is an outer-London borough in East London, stretching from Romford and Hornchurch to the more rural areas of Upminster and Cranham. The housing stock is predominantly suburban — 1930s semi-detached houses, post-war estates in Harold Hill and Collier Row, and a growing number of new-build developments around Romford town centre. The borough has an expanding HMO sector and a significant supported living provision, with a mix of family homes converted into shared accommodation. Common property types that require this service include 1930s semi-detached houses, post-war estates in Harold Hill, converted family homes used as HMOs, new-build flats near Romford town centre. The specific requirements depend on the property type, tenure, and how the building is used.