Fire Door Maintenance Responsibilities

Fire doors are a legal fire safety requirement in many UK buildings. But who is actually responsible for maintaining them?

In most cases, responsibility for fire door maintenance rests with the person or organisation that has control of the premises. Under UK fire safety law, this is known as the “Responsible Person”.

This guide explains who is legally responsible for fire door maintenance in commercial premises, blocks of flats, and mixed-use buildings — and what the law requires.

This guidance applies primarily to England and Wales under the Regulatory Reform (Fire Safety) Order 2005. Additional duties may apply in Scotland and Northern Ireland under separate legislation.

Who Is the Responsible Person for Fire Doors?

Under the Regulatory Reform (Fire Safety) Order 2005, the “Responsible Person” is the individual or organisation with control of the premises.

This may include:

• An employer
• A building owner or freeholder
• A landlord
• A managing agent
• A facilities management company

The Responsible Person must ensure that fire safety measures — including fire doors — are maintained in efficient working order and good repair.

This typically involves arranging structured fire door inspections and surveys at appropriate intervals based on the building’s risk profile.

Although maintenance tasks may be contracted to third parties, legal accountability cannot be delegated. Where fire doors are not properly maintained, enforcement action is typically directed at the Responsible Person.

Fire Door Responsibilities in Commercial Premises

In offices, retail premises, warehouses and other non-domestic buildings, the Responsible Person (often the employer or building owner) must ensure that fire doors protecting escape routes and compartmentation are properly maintained.

This includes:

• Ensuring doors self-close correctly
• Addressing damage or missing components
• Maintaining compliant seals and hardware
• Carrying out risk-based inspections

Inspection frequency should be proportionate to risk and building use. See our guide on how often fire doors should be inspected for further guidance.

Tenants in leased commercial units may hold responsibility for fire doors within their demised area, depending on lease terms. However, shared areas usually remain the responsibility of the landlord or building manager.

Ultimately, responsibility follows control rather than ownership alone.

Fire Door Responsibilities in Blocks of Flats

In residential buildings containing two or more sets of domestic premises and common parts, responsibility typically lies with the building owner, freeholder or managing agent.

Under the Fire Safety Act 2021, flat entrance doors opening onto common parts fall within the scope of the fire risk assessment.

The Responsible Person must therefore consider:

• Communal fire doors in corridors and stairwells
• Flat entrance doors that protect escape routes

Responsibility for maintenance does not usually fall on individual leaseholders unless specific lease terms state otherwise.

However, leaseholders may still be required under their lease to permit access for inspection or remedial works where the door forms part of the building’s fire strategy.

Regulation 10 Duties in England

In England, the Fire Safety (England) Regulations 2022 introduced additional duties under Regulation 10 for certain residential buildings.

In buildings over 11 metres in height, the Responsible Person must use best endeavours to:

• Carry out quarterly checks of fire doors in common parts
• Carry out annual checks of flat entrance doors opening onto common parts
• Provide residents with fire safety information about fire doors
• Keep records of inspection steps taken

“Best endeavours” does not remove responsibility — it requires demonstrable and proportionate effort to comply with inspection duties.

These duties apply in addition to the general maintenance obligations under the Fire Safety Order.

Freeholder, Leaseholder and Managing Agent Roles

Responsibility can become complex in multi-occupied residential buildings.

• Freeholders typically retain overall responsibility for common parts.
• Managing agents may act on behalf of the freeholder but do not assume legal responsibility unless formally designated.
• Leaseholders are generally responsible for the internal condition of their flat, but not for communal fire doors.

Where flat entrance doors form part of the fire strategy, the Responsible Person must take reasonable steps to ensure they are maintained appropriately.

Lease terms and management agreements should be reviewed carefully to confirm specific obligations.

Example Scenario

In a purpose-built block of flats over 11 metres in height, the freeholder (or managing agent acting on their behalf) will usually be the Responsible Person. They must arrange inspections of communal fire doors quarterly and take reasonable steps to inspect flat entrance doors annually under Regulation 10.

Tenant Responsibilities in Commercial Leases

In commercial premises, lease agreements often define responsibility for maintenance.

Tenants may be responsible for:

• Fire doors within their leased unit
• Ensuring doors are not altered or wedged open
• Reporting defects to the landlord

However, overall compliance with fire safety legislation remains a matter of control of premises under the Fire Safety Order.

What Happens If Responsibilities Are Not Met?

Failure to maintain fire doors can result in:

• Enforcement notices from the fire and rescue authority
• Prohibition notices in serious cases
• Prosecution
• Increased liability following a fire

Fire authorities assess compliance based on whether reasonable steps were taken to maintain fire doors in line with legal duties and the building’s fire risk assessment.

Fire doors protect escape routes and compartmentation. Failure to maintain them may significantly increase risk to occupants and expose Responsible Persons to legal consequences.

Quick Summary: Who Is Responsible?

• Commercial premises – usually the employer or building owner.
• Blocks of flats – typically the freeholder or managing agent acting on their behalf.
• Flat entrance doors – fall within the fire risk assessment scope under the Fire Safety Act 2021.
• Regulation 10 buildings (England, over 11m) – additional inspection duties apply.
• Legal responsibility cannot be delegated away.
• Responsibility follows control of the premises, not simply job title or ownership.

Conclusion

Fire door maintenance responsibilities are determined by control of premises under UK fire safety law.

In most cases, the Responsible Person — whether an employer, freeholder, landlord or managing agent — must ensure that fire doors are maintained in efficient working order and inspected in line with legal requirements.

Understanding who holds responsibility is essential to maintaining compliance and protecting occupants.

If you require support in assessing fire door compliance or understanding your legal duties, see our Fire Door Installation & Maintenance page for further guidance.

Frequently Asked Questions

Who is legally responsible for fire door maintenance?

The Responsible Person under the Regulatory Reform (Fire Safety) Order 2005 is legally responsible for ensuring fire doors are maintained in efficient working order. This is usually the employer, building owner, freeholder or managing agent with control of the premises.

Are landlords responsible for fire doors in blocks of flats?

In most cases, yes. The freeholder or managing agent is typically responsible for fire doors in communal areas and for considering flat entrance doors as part of the fire risk assessment. Specific duties may depend on lease terms and building structure.

Who is responsible for flat entrance doors?

Flat entrance doors that open onto common parts fall within the scope of the fire risk assessment under the Fire Safety Act 2021. The Responsible Person must take reasonable steps to ensure they are maintained appropriately, although lease agreements may allocate certain repair obligations to leaseholders.

What does Regulation 10 require for fire doors?

In England, Regulation 10 of the Fire Safety (England) Regulations 2022 requires Responsible Persons in certain residential buildings over 11 metres to carry out quarterly checks of communal fire doors and annual checks of flat entrance doors, and to provide fire safety information to residents.

Can fire door responsibility be delegated?

Maintenance tasks can be contracted to third parties, but legal accountability remains with the Responsible Person. Responsibility cannot be avoided by delegation.

Are tenants responsible for fire doors in commercial premises?

In commercial buildings, tenants may be responsible for fire doors within their leased area depending on lease terms. However, overall fire safety compliance remains linked to control of the premises under the Fire Safety Order.