For landlords and freeholders
Our residential fire door inspections in London cover houses split into flats and small blocks. We check every front door and stair door, and tell you clearly what needs fixing.
Fire doors at home
Any building where more than one household shares a stair or hallway. That includes Victorian houses split into flats and small purpose-built blocks.
A residential fire door inspection looks at the doors that keep a fire in one flat away from the stairs.
The front door of each flat is the main barrier between a fire and everyone else’s way out. It should close on its own and seal tightly.
Residents often swap these doors or fit new letter plates and spyholes. Each change can weaken the door without anyone noticing.
Responsible for a block over 11 metres? Extra legal checks apply, and our block of flats fire door inspections are built around them.
Need doors checked in a shop, office or other workplace? See how our London fire door inspections work in those buildings.
What we check
Flat front doors take the most changes from residents. These are the points we look at on each one.
Flat front doors should close on their own from any position.
Seals stop smoke reaching the shared stair early in a fire.
Any added hardware must be fire rated.
Doors swapped by residents must still be fire doors.
Even gaps of 2 to 4 mm on the top and sides.
Doors that protect the shared stair are checked too.
How it works
A simple visit for a small building. Residents know what to expect.
How many flats and shared doors there are.
We help book times with each resident.
Front doors and stair doors checked and photographed.
A clear report for you and, if you like, residents.
Other building types
If your property is larger or used for business, one of these may suit you better.
Tell us about the building and we will point you to the right check.
Ask for a quoteYour report
Short and clear, so landlords, agents and residents can all follow it.
Common faults
In homes, most faults come from well-meant changes made by residents.
Smart new doors that are not fire doors at all.
Taken off because the door felt too heavy.
Ordinary letter plates cut into fire doors.
Plain glass fitted where fire glass should be.
Seals covered when the door was painted.
Doors to bin stores and basements propped open.
Pricing
Most small buildings only pay the basic visit fee.
| Work | Guide price |
|---|---|
| Minimum inspection visit | £300–£600per visit |
| Fire door inspection (under 50 doors) | £35–£65per door |
| FD30S flat entrance doorset, supplied and fitted | £1,100–£1,900per door |
| Overhead closer replaced | £120–£250per door |
Guide prices updated October 2026. Your fixed quote follows a visit or survey.
Three flat front doors plus two stair doors.
£300–£600
Front doors, stair doors and the bin store door.
£560–£1,040
Each flat adds a front door to check.
Missed access means a second visit.
Basements and bin stores add doors.
A short version for residents is optional.
Areas covered
From old houses split into flats to new low blocks, we check home fire doors all over London.
Inner London has thousands of houses split into flats, many with old doors and mixed ownership. These are the buildings we inspect most.
Outer boroughs have more purpose-built low-rise blocks. The checks are the same, but access is often simpler.
Central London
North London
East London
South London
West London
More for residential buildings
These often come next, once the doors have been checked.
Put right closers, seals and gaps on flat doors.
View serviceSwap front doors that are not fire doors.
View serviceKeep records for every flat in one place.
View serviceFire doors for odd openings in period homes.
View serviceFAQ
What landlords, freeholders and residents ask us most.
Yes, if the flat opens onto a shared stair or hallway. The front door should be a 30-minute fire door that closes on its own. It protects the way out for everyone else in the building. Most need smoke seals too, shown as FD30S. Without them, smoke can creep onto the stairs long before flames do.
It depends on the lease. Some leases give the front door to the leaseholder, others to the freeholder. Even so, the freeholder or managing agent usually has a duty to make sure it is safe. If the lease is unclear, the freeholder should still check the door and tell the owner of any faults. Keeping a written record protects everyone.
Most small residential buildings cost £300–£600 for the visit, before VAT. Larger buildings are priced at £35–£65 per door. The price includes a photo of every door and a clear report. Booking all flats on the same day keeps the cost down. If any doors need work, the report includes a price for each one, so you can plan repairs straight away.
You can choose a new door, but it must be a certified fire door fitted correctly, with a self-closer. Check your lease and ask the freeholder first, as many leases need their consent. A new door that is not a fire door can put your neighbours at risk and may break your lease. We can check a door before you buy it.
A single family house rarely needs formal checks. But if the house is split into flats, or has three or more storeys with fire doors on the stairs, regular checks are a good idea. Homes with loft conversions often have fire doors on the stairs. A quick check makes sure they still close and seal properly.
Yes, but it must be a fire-rated letter plate fitted as the door maker allows. Ordinary letter plates leave a weak spot that fire can pass through. Many fire-rated letter plates have a flap and a sleeve that seals in heat. We check any letter plate already fitted and note if it is not rated.
We record each attempt and try again. Keeping a log of missed visits shows you made a real effort to check every door. You can also write to the resident and explain why the check matters. Most people agree once they understand it protects them too.
Yes. Once a house is split into flats, the shared stair becomes the only way out for everyone. The flat front doors and any stair doors protect that route, so they should be checked at least once a year by someone who knows what to look for.
An FD30S door resists fire for 30 minutes and also has smoke seals. The seals stop cold smoke from passing around the edges early in a fire. Most flat front doors that open onto a shared stair should be FD30S. The seals are usually a brush or rubber strip fitted with the intumescent strip in the edge of the door or frame. If they are damaged or painted, they need replacing.
Yes, most paint is fine on the face of a fire door. But do not paint the intumescent strips or smoke seals around the edge, and do not paint over the rating label. Painted seals may not work in a fire. If seals have already been painted, they can usually be replaced without changing the whole door.
Next step
Tell us about the building. We will help you arrange access and give you a fixed price.
