FIRAS & BM Trada Accredited

Fire Door Regulations

A plain-English guide to the UK fire door regulations that actually apply to your buildings, and what duty holders need to evidence.
From the Regulatory Reform (Fire Safety) Order to the Fire Safety (England) Regulations 2022 and the Building Safety Act, we help responsible persons turn regulation into a practical, evidenced programme.

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Our expert advisors are on hand to answer your questions and discuss your requirements.
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info@midsummerfirepro.co.uk · Free quote · Response within 24hrs
FIRAS & BMTRADA Certified | Nationwide | 1,000+ Sites
Certified installers
Commercial and residential projects
Fire doors and compartmentation
Photo evidence and reporting
Remedial works available
The Risks

Misreading the regulations carries real consequences

Enforcement and fines

Fire and Rescue Services can issue enforcement and prohibition notices, with unlimited fines and custodial sentences for serious breaches.

Insurer challenge after a claim

Insurers can refuse cover if fire door inspections, maintenance and remediation aren't evidenced to the standards the regulations require.

Personal duty holder liability

Under the Building Safety Act and the Fire Safety Order, duty holders carry personal responsibility, not just the organisation.
What the regulations cover

The fire door obligations every responsible person needs to evidence

Regulatory Reform (Fire Safety) Order 2005

Overarching duty to maintain fire doors and other fire safety provisions in working order.

Fire Safety (England) Regulations 2022

Quarterly checks of communal fire doors and annual checks of flat entrance doors in high-rise residential buildings.

Building Safety Act 2022

Higher-Risk Building duties, the Golden Thread of information and the Building Safety Regulator regime.

Approved Document B

Statutory guidance on fire door provisions in new build and material alteration.

Building Regulations Reg 38

Duty to hand over fire safety information, including fire door evidence, on completion.

BS 8214 and BS 9999

Industry codes of practice for fire door specification, installation, inspection and maintenance.
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Why It Matters

Compliance is what protects occupants and the duty holder

The fire door regulations exist because fire doors save lives — but only when they're specified, installed, inspected and maintained correctly. Meeting them protects residents, reduces insurer risk and shields duty holders from personal liability.
Resident safety in occupied buildings
Insurer-defensible evidence trail
Personal liability protection
Avoids enforcement notices
Keeps the Golden Thread current
Supports BSR submissions
WHO CARRIES RESPONSiBILITY?

The people the regulations actually name

Responsible Persons

Named under the Regulatory Reform (Fire Safety) Order 2005 — usually the employer, occupier or building owner.

Accountable Persons

Named under the Building Safety Act for HRRBs - repair-and-maintain duty holders.

Principal Accountable Persons

Single accountable person where multiple APs exist on a single HRRB.

Building Safety Managers

Day-to-day delivery of building safety duties on behalf of the AP/PAP.

Designers and contractors

Reg 38 information duty on completion of building work.

Facilities managers

Operational delivery of inspection and maintenance programmes on behalf of the duty holder.
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Our Process

How We Deliver

A structured, transparent process from first enquiry to project completion. Every stage is documented and communicated clearly.
01

Enquiry & Review

We review your scope, specification, drawings and programme requirements.

02

Survey & Scope

Detailed site survey to define scope, access, phasing and methodology.

03

Installation

FIRAS-certified operatives deliver works safely and to programme.

04

Handover

Full O&M packs, certificates, photographic records and completion sign-off.

UK Fire Stopping Contractor

Nationwide UK Passive Fire Protection Company

Midsummer Fire Protection has established a reputation as a leading passive fire protection company across the UK. Offering our passive fire protection solutions nationwide.

Our head office is based in Kettering, with strategic locations in:
London, Birmingham, Liverpool, and Leeds, meaning we can cover vast areas of the UK, within an hour or two from one of our offices.

Five hubs across England & Wales. Same-day response, FIRAS-certified installers.

Postcode or town name — we'll route you to the closest team.

Standards & Compliance

The regulatory and standards landscape we work to

These are the live UK fire door regulations and standards we align every inspection, installation and maintenance programme to. They're the documents your inspector, regulator or insurer will reference if challenged.
Regulatory Reform (Fire Safety) Order 2005
Fire Safety Act 2021
Fire Safety (England) Regulations 2022
Building Safety Act 2022
Approved Document B
Building Regulations Reg 38
BS 8214
BS 9999
Frequently ASked

Fire Door Compliance FAQs

Why is fire stopping important?

Fire stopping maintains the compartmentation of a building - the principle that contains fire and smoke to their area of origin. Without effective fire stopping, fire can spread rapidly through concealed routes, putting lives at risk and undermining escape strategies.

Who is responsible for fire stopping in a building?

Under the Regulatory Reform (Fire Safety) Order 2005 and the Fire Safety Act 2021, the responsible person or duty holder must ensure fire protection measures, including fire stopping, are suitable and maintained. This applies to building owners, landlords, managing agents and facilities managers.

Do I need a fire stopping survey?

If you are unsure about the condition of fire stopping in your building, a survey will identify breaches and produce a prioritised report of recommended remedial works. Surveys are particularly important after refurbishment, following a fire risk assessment, or when preparing for building safety compliance.

What areas usually need fire stopping?

Common areas include service risers, ceiling voids, floor penetrations, plant rooms, electrical cupboards, communal corridors and any location where cables, pipes or ducts pass through compartment walls or floors.

How much does fire stopping cost?

Costs depend on the scope, number of penetrations, access requirements and building type. We provide clear, itemised quotations based on a site survey or project review so you know exactly what is included.

Can you fix failed fire stopping from a fire risk assessment?

Yes. We regularly carry out remedial fire stopping works to address actions raised in fire risk assessments. We work through the prioritised action plan, complete the works and provide evidence for your compliance records.

What evidence do you provide after installation?

Every project receives photographic records of each sealed penetration, details of the products used, and installation documentation suitable for handover, audit and compliance purposes.

Is fire stopping required by law?

Fire stopping is a key part of meeting Building Regulations (Approved Document B) and fire safety legislation. The responsible person must ensure compartmentation is maintained, which includes ensuring fire stopping is in place and effective.

Do you work with landlords, contractors and facilities managers?

Yes. We work with main contractors, sub-contractors, landlords, housing associations, facilities managers, local authorities and private building owners across commercial and residential sectors.

Common Misunderstandings

What duty holders most often get wrong

These are the recurring misunderstandings of the fire door regulations we see across housing, healthcare and commercial estates, and the ones most likely to surface in enforcement or insurer challenge.
Assuming inspections only apply to high-rise
Treating annual checks as a tick-box exercise
No defect log or remedial tracking
Painted-over seals after redecoration
Generic ironmongery outside test evidence
No Reg 38 handover on completion
Missing Golden Thread records
No named Responsible Person on file
Assuming the contractor carries the duty
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Let's Discuss Your Fire Stopping Requirements

For enquiries, tenders or questions, please call our Head Office on 01536 211999 or contact our team via the enquiry form.

Why Choose Midsummer Fire Protection?

Friendly and professional
Accurate & expert guidance
No obligation quotes
Effective and trusted solutions
“A company renowned for workmanship, professionalism, and high quality. We aspire to exceed your expectations, on time, in time, every time”

Don’t Leave Your Fire Safety to Chance. Tell Us How We Can Help.

Our expert team are on hand to answer your questions or arrange a quotation for your requirements.
Enquiry Section (Single Col)
info@midsummerfirepro.co.uk · Free quote · Response within 24hrs
FIRAS & BMTRADA Certified | Nationwide | 1,000+ Sites
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