What is the relationship between the Fire Safety Act 2021 and the Regulatory Reform (Fire Safety) Order of 2005?

After the tragic Grenfell Tower incident in 2017, the government took decisive action by introducing the Fire Safety Act 2021.

What is the relationship between the Fire Safety Act 2021 and the Regulatory Reform (Fire Safety) Order of 2005?

This legislation is an essential amendment to the Regulatory Reform (Fire Safety) Order 2005. The primary goal of this legislation is to prevent similar future incidents. The Fire Safety Act are rooted in the recommendations arising from the lengthy and detailed Grenfell Tower Inquiry headed by Dame Judith Hackett.

It is the law to inspect your fire doors.

The Act explicitly outlines the duties of the Responsible Person, typically the freeholder or Resident Management Company (RMC), for multi-occupied residential buildings. Their responsibilities extend beyond the structural components and external walls, now encompassing elements like cladding, balconies, windows, and entrance doors to individual flats that open into communal areas. So yes, inspecting fire doors is the law in the UK. Fire doors are so crucial as smoke kills long before the fire reaches you.

The Impact of the Fire Safety Act on the Front Door

The Fire Safety Act brings about a significant change in how it impacts flat entrance doors. It extends the Regulatory Reform (Fire Safety) Order to include these doors as part of 'non-domestic premises.' Remember, legislation determines that the communal elements, walkways, hallways, and staircases leading to domestic dwellings are 'non-domestic premises.'

So, this rule applies explicitly to communal areas in multi-occupied residential buildings. Flat entrance doors now fall under the mandate of regular inspection and maintenance by the Freeholder or the Resident Management Company (RMC). The responsibility falls on the Responsible Person, who must assign a competent individual as they must for the service and inspection of other fire safety equipment or passive fire protection measures. This rule is unusual because the front door of an apartment is legally demised to the apartment, and formally, therefore, the responsibility for inspection is laid with the apartment owner.

The purpose of the changed rule is to ensure that in the event of a fire within a flat, the flat entrance door will act as a crucial barrier, preventing the spread of smoke and fire into the shared spaces of the building. This is because by assessing the condition of an apartment front door, the freeholder or Residents Management Company (RMC) can then call for necessary repairs ser, send a repairs notice, and ultimately forfeit the lease if repairs are not carried out.

How long should a fire door protect or prevent fire from penetrating a flat or apartment?

To meet the requirements established by the Fire Safety Act, flat entrance doors should possess features, such as being self-closing and offering a minimum of 30 minutes of fire resistance (usually referred to as an FD30 'fire door 30 minutes') and on taller buildings apartments higher up will require a door with 60 minutes of fire resistance (usually referred to as an FD60 'fire door 60 minutes').

Ultimately, how long a fire door protects an apartment or a flat from fire and smoke penetration will depend not just on the actual door itself but also on how it is installed, the smoke seals, the fitting of the ironmongery and all components. This is why fire door inspections are so necessary. This proactive approach not only safeguards individual flats but collectively contributes to the overall fire safety of the entire residential building. It underscores the importance of these doors as integral components in containing and mitigating the impact of fires.

A Commonly Used Door Inspection Checklist

Identification and Grade: Check if the door is indeed a fire door and if it meets the required grade.

Damage Assessment: Examine the door for any damage or breaches that might compromise its effectiveness.

Self-Closing Mechanism: Ensure that a suitable self-closing device is in place.

Full Closure: Confirm that the door entirely shuts into the frame from all angles.

Hinges Inspection: Verify that the hinges are of the correct type and number.

Seals and Strips: Check if appropriate smoke seals or intumescent strips are installed.

Furnishings Resilience: Assess the fire resistance capability of door furnishings like letter boxes.

Glazing Standards: If there's glazing, ensure it meets the required level of fire resistance, such as having suitable kite marks or being Georgian-wired.

Frame and Surrounds: Evaluate the fire resistance of the door frame and surrounding elements, including fan lights and adjacent boarding.

Compliance with Standards: Determine if the door meets current or applicable standards during construction or conversion.

So, how many checks are on a fire door inspector's checklist for them to carry out on a fire door?

Whilst the above is a summary, in fact there are

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If, during the inspection, flat entrance doors are found not meeting these fire safety standards, there is no alternative other than considering repairs to minor components, replacing the door, or replacing the whole door set (complete door and frame assembly). Anything less will not ensure the residents' safety and the building's overall fire protection.

Door Inspection and Payment Responsibilities

What is new is that The Fire Safety Act mandates that competent professionals with recognized qualifications, like a Certified Fire Door Inspector through the FDIS, conduct all fire door inspections. These inspectors should possess relevant experience in this field. Previously, fire door inspections were a more casual affair, cursory by staff on site just looking for bits falling off, rather than comprehensive. And the building manager had to trust apartment owners to understand and know enough to care about keeping their doors as they should be.

Who pays for fire door inspections on apartment front doors?

The servicechargesorted.co.uk/blogs/service-charge-accounts-for-self-managed-small-blocks-of-flats'>service charge covers the cost of inspections. If any remedial work is needed, the payment will depend on the maintenance responsibilities outlined in the lease. Usually, it must be done by the leaseholder, but there are cases where the freeholder retains this responsibility.

Leaseholders might consider collaborating for collective remedial works to save costs, especially if similar fixes are needed. The extent of the required work, whether minor adjustments or total door replacements, will influence this decision.