Fire Door Replacement Cost

Fire doors are a legal requirement in many UK buildings to protect escape routes and maintain compartmentation. When a door is damaged, non-compliant or fails inspection, replacement may be necessary to restore certified fire safety performance.

One of the most common questions from landlords, managing agents and facilities teams is:

How Much Does Fire Door Replacement Cost in the UK?

In the UK, fire door replacement typically costs £400 to £1,200+ per door fully installed, depending on fire rating, hardware specification, certification requirements and building complexity.

These figures reflect full replacement costs including removal and installation. Supply-only fire doors are significantly cheaper, but compliance depends on correct installation, compatible hardware and alignment with manufacturer certification.

Flat entrance fire door replacements in residential buildings often range from £900 to £1,800+ per door, particularly where upgraded security hardware, smoke seals and compliance documentation are required.

This guide explains realistic UK price ranges, what affects replacement costs, and how to budget for compliant fire door upgrades.

Average Fire Door Replacement Cost in the UK

Fire door replacement costs are generally higher than simple installation in new builds because they involve removal, compliance checks and often corrective works.

Typical Fully Installed Replacement Costs

Prices are typically quoted excluding VAT unless stated otherwise. Commercial projects may be subject to VAT, while certain residential refurbishment works may qualify for reduced rates depending on circumstances.

These ranges reflect full replacement works rather than supply-only pricing.

What Is Included in Fire Door Replacement?

A compliant fire door replacement should typically include:

• Removal and safe disposal of the existing door
• Supply of a certified replacement door or doorset
• Compatible, fire-rated ironmongery
• Intumescent and smoke seals
• Frame adjustment or replacement (if required)
• Installation by a competent person
• Certification documentation where applicable
• Final compliance checks

Replacement should also align with a documented fire door compliance checklist to ensure certification, inspection and maintenance records are updated following installation.

When comparing quotations, confirm whether the price includes supply, hardware, seals, certification evidence and making good finishes. Lower quotes may exclude key compliance elements.

Why Fire Door Replacement Costs More Than Installation

Replacing an existing fire door is often more complex than installing one in a new build.

Replacement projects may involve:

• Retrofitting into openings with incorrect tolerances
• Correcting historic installation defects
• Upgrading non-compliant frames
• Coordinating access in occupied buildings
• Providing compliance documentation for enforcement or audit

For this reason, replacement costs are usually higher than straightforward supply-and-fit pricing in new construction.

Flat Entrance Fire Door Replacement Cost

Flat entrance fire doors in residential buildings require particular attention.

These doors commonly need to:

• Provide FD30S fire resistance
• Include compliant self-closing devices
• Incorporate smoke seals
• Meet security standards
• Align with the building’s fire strategy

In England, these doors also fall within the scope of the Fire Safety Act 2021 and inspection duties under Regulation 10 of the Fire Safety (England) Regulations 2022.

For a broader overview of legislation affecting fire doors in commercial and residential buildings, see our complete guide to fire door regulations.

Typical Flat Entrance Replacement Costs

Fully installed flat entrance fire doors commonly range from:

£900 – £1,800+ per door

Costs may increase where:

• Security hardware is upgraded
• Frames require alteration
• Certification documentation is required
• Resident access coordination is complex

Who Pays for Fire Door Replacement?

Responsibility for funding replacement depends on building type and ownership structure.

In commercial premises, the Responsible Person (often the employer, landlord or building owner) is usually responsible.

In residential blocks, responsibility may fall to:

• The freeholder
• A managing agent acting on their behalf
• The leaseholder (depending on lease terms)

Flat entrance doors forming part of the fire strategy are typically considered part of the building’s fire safety system. Lease agreements should be reviewed carefully to determine repair and replacement obligations.

What Affects Fire Door Replacement Cost?

Front-page UK providers consistently highlight the same cost drivers. In practice, replacement pricing depends on:

Labour typically accounts for £150–£400 per door in straightforward internal replacements, but this increases where frame alterations, structural adjustments or staged access arrangements are required.

1. Fire Rating

FD30 doors are generally less expensive than FD60 doors, which require heavier cores and upgraded hardware.

2. Smoke Control (FD30S / FD60S)

Smoke seals increase both material and installation requirements.

3. Door Size and Configuration

Oversized, double-leaf or glazed doors cost more to replace.

4. Hardware Specification

Certified hinges, closers, glazing systems and ironmongery must match the door’s test evidence.

5. Frame Condition

Damaged or incompatible frames may require full replacement.

6. Building Type

Residential blocks, healthcare settings and education buildings often require higher compliance standards.

7. Access and Occupancy

Occupied buildings may require staged works and resident coordination.

8. Volume of Doors

Large projects may reduce per-door costs through economies of scale.

Replacement vs Repair – When Is Full Replacement Required?

Not all defective fire doors require full replacement.

Minor issues such as:

• Damaged seals
• Faulty self-closers
• Worn hinges

may be repairable.

However, replacement is often required where:

• The core is structurally damaged
• Certification labels are missing and cannot be verified
• Excessive trimming has occurred
• Unauthorised glazing or alterations have been made

For detailed guidance, see our article on whether fire doors can be repaired or must be replaced.

Additional Costs to Consider

When budgeting for fire door replacement, you may also need to allow for:

• Removal and disposal of old doors
• Making good decorative finishes
• Frame repairs or replacement
• Upgraded ironmongery
• Fire stopping works
• Resident communication and access management
• Compliance surveys prior to replacement

Ongoing inspection costs should also be factored into lifecycle budgeting.

Fire door replacement is often identified during structured compliance surveys. For typical inspection pricing and budgeting guidance, see our detailed guide to fire door inspection costs.

Budgeting for Multiple Fire Door Replacements

For landlords and managing agents, replacement often involves multiple doors.

A structured approach may include:

• Initial fire door survey
• Risk-based prioritisation
• Phased replacement programme
• Ongoing inspection planning
• Alignment with Regulation 10 duties (where applicable in England)

A planned programme is typically more cost-effective than reactive replacement following enforcement or failed inspection.

Is a Cheaper Fire Door Replacement a False Economy?

Lower-cost replacement options may reduce upfront expenditure but increase long-term risk.

Doors that are incorrectly installed, incompatible with their hardware, or supplied without traceable certification may:

• Fail inspection
• Require costly remedial works
• Lead to enforcement action
• Increase liability following a fire

Investing in compliant supply and competent installation often reduces overall lifecycle cost by avoiding repeat works.

Quick Cost Summary

As a broad UK benchmark:

• Internal FD30 replacement: £400 – £700
• FD60 replacement: £600 – £1,100
• Flat entrance fire door: £900 – £1,800+
• Complex works: £1,200+

Actual pricing depends on building type, specification and scope.

Conclusion

Fire door replacement costs in the UK vary significantly depending on fire rating, specification, building complexity and certification requirements.

As a general guide:

• Most internal fire door replacements fall between £400 and £700 per door
• Higher-specification or flat entrance doors often range from £900 to £1,800+ per door

Accurate budgeting requires understanding not only supply and installation costs, but also inspection, certification and ongoing maintenance duties under UK fire safety law.

These obligations form part of the wider fire door maintenance responsibilities placed on the Responsible Person under UK fire safety legislation.

Every replacement project should begin with a structured survey to confirm which doors genuinely require replacement and which may be repaired.

If you require guidance on replacing fire doors in your building, contact us for a tailored quotation.

Fire door compliance is not just about fitting a new door — it is about restoring certified performance and maintaining long-term safety.

Frequently Asked Questions

How much does it cost to replace a fire door in the UK?

Fire door replacement in the UK typically costs between £400 and £1,200+ per door fully installed. Internal FD30 replacements often fall between £400 and £700, while flat entrance fire doors in residential buildings commonly range from £900 to £1,800+ depending on specification and hardware requirements.

Why is fire door replacement more expensive than installation?

Replacement projects often involve removing the existing door, correcting frame tolerances, upgrading hardware, and ensuring certification compliance. In occupied buildings, access coordination and documentation requirements can also increase costs compared to new-build installations.

When does a fire door need to be replaced instead of repaired?

Replacement is usually required where the door core is structurally damaged, certification labels are missing and cannot be verified, excessive trimming has occurred, or unauthorised modifications have compromised performance. Minor issues such as damaged seals or closers may sometimes be repaired.

How much does it cost to replace a flat entrance fire door?

Flat entrance fire door replacement typically costs between £900 and £1,800+ per door fully installed. Costs may increase depending on security hardware, smoke seals, frame alterations, and certification documentation requirements.

Are fire door replacement costs covered by inspection fees?

No. Fire door inspection or survey fees cover assessment and reporting only. Replacement, installation and remedial works are normally quoted separately.

Do fire doors have to be replaced by a certified installer?

Fire safety law requires fire doors to be installed competently in accordance with manufacturer certification and recognised guidance. While specific certification schemes are not mandated by legislation, installation must maintain the tested configuration to preserve fire resistance performance.

How can I reduce fire door replacement costs?

Costs can be reduced by providing accurate door counts, arranging access in advance, grouping works logically by block or floor, and commissioning a structured compliance survey before starting replacement works.