Fire Door Defects: What We Commonly See
This guide summarises some of the defects we frequently find on fire door inspections, why they matter and how they are usually addressed. It is not exhaustive, but it gives a sense of the types of issues that can compromise a fire door’s performance.
Every building is different and each fire door should be considered in context. The examples below are for general information only and are not a substitute for a detailed inspection and report.
1. Gaps and clearances
One of the most common issues we encounter is incorrect gaps between the door and frame or at the threshold. If gaps are too large or too small, the door may not perform as intended in a fire.
Typical problems include:
- Excessive gaps at the head or jambs
- Very tight spots where the door binds and does not close properly
- Large gaps at the threshold or where floor finishes have been changed
In many cases, careful adjustment or minor carpentry works can improve clearances, but sometimes the underlying issue is that the door and frame are not compatible with the opening.
2. Intumescent strips and smoke seals
Intumescent strips and cold smoke seals are critical components. We frequently see:
- Missing strips or seals
- Strips that have been painted over or damaged
- Seals that are the wrong type for the door or frame
- Gaps in the line of the seal at corners or around hinges
Depending on the door and its certification, it may be possible to replace or upgrade seals as a remedial measure, but this should be done in line with manufacturer guidance or competent advice.
3. Hardware and self-closing devices
Hinges, closers, latches and other hardware need to be suitable for use on fire doors and correctly installed. Common issues include:
- Closers that are disconnected, damaged or incorrectly adjusted
- Non-fire-rated hinges or insufficient number of hinges
- Locks and latches that do not engage reliably
- Additional hardware that has been added without considering fire performance
In many cases, hardware can be upgraded or replaced without changing the entire door set, provided that the work is done carefully and in line with relevant guidance.
4. Glazing and vision panels
Glazing in fire doors and screens must be properly specified and installed. We often identify:
- Ordinary glass instead of fire-resisting glass
- Missing, damaged or inappropriate glazing beads
- Poorly sealed perimeter gaps
- Glazing that does not match available certification information
Where glazing does not appear to be suitable, further investigation or replacement is usually required.
5. Damage and unauthorised alterations
Everyday use, refurbishment works and ad hoc repairs can all impact fire door performance. Examples include:
- Holes, grooves or notches cut into door leaves or frames
- Unsealed cable penetrations
- Temporary fixes such as surface bolts, chains or wedges
- Damaged edges where doors have been forced or dragged
Some damage can be repaired using appropriate methods and materials. In other cases, replacement may be the most reliable option.
6. Certification and identification
A recurring theme is uncertainty about what has actually been installed. Issues include:
- Absence of markings or labels on the door or frame
- Mixed components from different manufacturers
- Lack of documentation or installation records
Where certification cannot be verified, further investigation is usually required to decide whether the door can be retained with confidence.
7. What a defects schedule should give you
A good defects schedule does more than list problems. It should:
- Identify each door in a way that can be found on site
- Describe the issue in clear, non-technical language
- Include photographs that illustrate the defect
- Offer proportionate recommendations for remedial action
- Help you prioritise based on risk and practicality
At Goldcrest Fire Doors, our aim is to provide reporting that is detailed enough to be useful, but clear enough to be understood by non-specialists.
If you would like to discuss specific defects
If you have particular concerns about fire doors in your building, or would like to understand how a structured defects survey could help you, we are happy to discuss options.
For an overview of how we approach different building types, you may find our residential blocks, multi-site programme and independent fire door inspectors pages helpful.