For freeholders and managing agents
Our residential fire door risk assessment in London looks at the flat and stair doors your fire risk assessment flags. We rank each fault, explain who is likely to own the door and price the fix.
Fire door risk at home
In a building of flats, the shared stair is often the only way out. The doors to each flat and to the stair keep it clear of smoke.
A residential fire door risk assessment checks each flagged door and asks how much risk it poses to that escape route.
Flat front doors can belong to the leaseholder or the freeholder, depending on the lease. That affects who pays for any fix.
We note who is likely to own each door, so you can share the plan with the right people and get the work moving.
Managing a workplace or shared house as well? Our fire door risk assessment in London works for those buildings too.
Doors that cannot be repaired can be swapped through our residential fire door replacement service.
How urgent?
Not every fault needs fixing tomorrow. Here is how we decide what comes first.
What we weigh up
Each flagged door is weighed against the people who rely on the shared stair.
Many replaced front doors are not fire rated.
Front doors must shut on their own.
Missing seals let smoke reach the stairs.
Letter plates, spyholes and locks.
Stair, basement and bin store doors.
Number of flats sharing the stair.
How it works
We do the legwork, from arranging access to writing up the plan.
Plus any past reports or lease details.
We help book times with residents.
Every flagged door checked and photographed.
A ranked plan you can send to leaseholders.
Other buildings
We rank door risks in these buildings as well.
Your action plan
A ranked list you can share with leaseholders, agents and your fire risk assessor.
Common findings
These are the issues fire risk assessors flag most in flats and converted houses.
Stylish new doors with no fire rating.
Taken off by residents who found them heavy.
Ordinary plates fitted into fire doors.
Doors to bin stores and cellars propped open.
Plain glass fitted in old fire doors.
Smoke seals covered when doors were painted.
Pricing
Most small buildings fall under the minimum fee. Fixes are priced separately.
| Work | Guide price |
|---|---|
| Minimum risk assessment fee | £350–£650per building |
| Fire door risk assessment | £30–£70per door assessed |
| 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.
Four flat front doors and the basement door.
£350–£650
Flat front doors and stair doors across 4 floors.
£600–£1,400
A small building takes less time.
Missed flats may need a return visit.
More floors and stairs take longer.
Lease checks add a little time.
Areas covered
We assess fire doors in flats and converted houses in every London borough.
Converted Victorian houses are common across inner London. Their flat doors are often a mix of old, new and replaced.
Managing agents with many small buildings can use one report format for every address.
Central London
North London
East London
South London
West London
Next steps
These services turn the list into finished work.
Fix closers, seals and letter plates.
View serviceNew front doors where the old one is not rated.
View serviceClear the whole plan in one programme.
View serviceA log of every door fixed.
View serviceFAQ
What freeholders, agents and leaseholders ask us.
Yes. The Fire Safety Order 2005 covers the shared parts of any building with two or more flats. The Fire Safety Act 2021 made it clear that flat front doors are included, because they protect the shared escape route. The assessment should be reviewed regularly, and whenever the building or its use changes.
It is a closer look at the flat and stair doors your fire risk assessment has flagged. Each door is rated by risk, the likely owner is noted and the fix is priced. It helps freeholders and agents explain to leaseholders why work is needed and who should pay.
Most small buildings are covered by the minimum fee of £350–£650, before VAT. Larger buildings are priced at £30–£70 per door assessed. Fixes are priced separately. Seeing every flat in one visit saves you money.
It depends on the lease. If the leaseholder owns the door, they usually pay. If the freeholder owns it, the cost may go through the service charge. Our report notes the likely owner of each door. If the lease is unclear, get advice before starting work, so costs can be recovered fairly.
Flat front doors that are not fire doors, or that do not close on their own, are usually highest risk. So are stair and basement doors that are propped open, as they let smoke into the escape route. Missing smoke seals and unrated letter plates are usually medium risk, but still need fixing.
The freeholder or agent should write to them with the findings and a deadline. Many leases allow the freeholder to do the work and recover the cost. Keep a record of every step. The fire service can also take action if a door puts others at serious risk.
No. We focus on the doors. We work alongside your fire risk assessor and give them the detail they need. If you need a new fire risk assessment, book that first, then send it to us.
Yes. Once the plan is approved, our team can repair or replace the doors, for either the freeholder or the leaseholder. Using one team keeps the work in line with what the assessment found.
Yes. Many agents share a summary with residents, so they know which doors need work and why. It often helps get access for repairs. Explaining the risks often makes residents more willing to let contractors in.
Whenever the building fire risk assessment is reviewed, and after any big change, such as new front doors being fitted. Blocks over 11 metres also have yearly flat door checks under the 2022 Regulations.
Next step
Share the building’s FRA with us. We will turn the door findings into a plan everyone can follow.
