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Fire Door Maintenance, Repairs & Remedial Services

Fire Door Maintenance, Repairs & Remedial Works

Under the Fire Safety (England) Regulations 2022, fire doors aren’t fit-and-forget – they must be kept in working order, and provably so. In an 11m+ building that’s a continuous cycle of checks, repairs and remedials, each one recorded, because a door “maintained” without evidence can’t be shown to be compliant.

Ark keeps fire doors compliant across occupied residential, commercial and healthcare buildings – from a single urgent repair to a planned portfolio programme, repaired to the tested standard, certified, and logged doorset by doorset for whenever the regulator, insurer or next FRA asks.

Reactive repair or planned maintenance programme?

A planned maintenance programme

For social landlords and FM teams managing 11m+ stock or large portfolios. A recurring, scheduled cycle of checks and remedials that keeps every door compliant against the FS(E)R 2022 duty, with a digital record building against each doorset – so compliance is a managed rhythm, not an annual scramble before an audit.

A one-off repair

For a specific failed or damaged door. A fast, certified repair to the tested standard – the right seal, hinge, closer or frame fix – restoring the door’s rating and leaving a record behind, with replacement only where repair isn’t viable.

Maintained isn't compliant without the evidence

If the maintenance isn’t recorded

A door that’s been repaired but not documented can’t be shown to be compliant. Under the Fire Safety (England) Regulations 2022, the Responsible Person on an 11m+ building has to evidence that fire doors are maintained – a repair with no record doesn’t satisfy that, and in social housing it feeds straight into Regulator of Social Housing and Awaab’s Law exposure.

If the repair isn’t to the tested system

Fixing a door with the wrong seal, hinge or closer, or a non-approved part, voids the very rating the repair was meant to restore. The door looks fixed and isn’t – and the defect is invisible until the next inspection or a fire. Correcting it after the fact is almost always more expensive than doing it right once.

How Ark maintains it

Certified engineers repairing to the tested doorset specification, third-party certification on remediated doors, and every repair logged in Onetrace against the door’s QR tag. The maintenance history lives with the door, so the Responsible Person can produce proof of a compliant, maintained assembly on demand.

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Fire Door Repair & Maintenance Services

We deliver bespoke, cost-effective solutions tailored to extend the lifespan of doors while minimising maintenance costs across the UK. Each fire door we install is engineered to endure extensive wear and high-impact scenarios without losing structural integrity, ensuring optimal performance in the event of a fire. For buildings in the West Midlands, see our fire door installation and repairs in Birmingham.

Fire doors are a critical component in any commercial or public building, such as offices, retail spaces, restaurants, hotels, educational institutions, and medical facilities. Fire doors serve as a barrier against the rapid spread of fire and smoke, playing a pivotal role in fire safety strategies. By effectively compartmentalising areas, fire doors provide time for safe evacuation and facilitate firefighters’ access to the premises.

How Does Fire Door Repair Work?

They extend the lifespan of your fire doors while lowering maintenance costs. Our fire door repair services utilise industry-approved techniques to restore the door’s integrity, ensuring it functions as intended during a fire – safeguarding your building, its contents, and its occupants. Our fire door maintenance and repair services consist of, but are not limited to:

Replacing or repairing damaged intumescent strips
Replacing faulty hinges and closing devices
Fixing gaps between the door and frame
Repairing damage to the door leaf or frame caused by wear, impact, or vandalism

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Accredited Fire Door Remedial Works & Repairs

When it comes to fire door maintenance and repair services, you need a company that you can rely on. Ark Fire Protection is proud to be accredited by the leading industry bodies – ensuring that we always meet the highest standards of quality and safety, and that our customers can always expect a first-class service.

We’re also ISO 9001 certified, meaning that our quality management systems are regularly audited and approved. So when you choose Ark Fire Protection, you can be confident that you’re making the best possible decision for your property.

Experienced Fire Door Maintenance & Repair Services

Whether you need a one-off fire door repair or ongoing support through a comprehensive pre-planned repair programme, we can help. Our FIRAS certified nationwide team of over 90 engineers is equipped to provide efficient fire door remedial works, ensuring compliance with the latest safety regulations and standards in a range of sectors including:

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Certified & Accredited Fire Door Remedial Works Trusted by Leading Businesses

Beyond accreditation, it’s essential to install and maintain fire doors according to the manufacturer’s instructions, which may include specific fixings. Any change from the specified system or construction method must be confirmed before beginning work. Attempting to correct issues after installation often proves too late and can result in expensive remediation efforts. Remediated fire doors will be provided with third-party certification, giving you peace of mind that your fire doors are fit for purpose and compliant with the latest regulations.

All of our engineers are fully trained, certified, and accredited to carry out fire door maintenance and repair work to the highest standards. We also strictly follow industry guidelines and regulations, including those set by the Regulatory Reform (Fire Safety) Order 2005 and British Standards.

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Common Fire Door Defects

Fire doors are critical for safety, but they can develop defects over time that reduce their effectiveness. Common issues include:

Damaged or missing seals – Intumescent and smoke seals can wear out or become detached, reducing the door’s ability to contain fire and smoke.
Warped or cracked doors – Structural damage can prevent doors from closing properly and compromise fire resistance.
Incorrect or missing ironmongery – Hinges, closers, and locks must be correctly installed; missing or faulty hardware can stop doors from functioning as intended.
Faulty door frames – Cracked, loose, or poorly aligned frames can weaken the door’s fire performance.
Damaged or broken glazing – Fire-rated glass that is cracked or missing reduces the door’s compartmentation integrity.
Worn or obstructed thresholds – Threshold damage or obstruction can prevent proper sealing, affecting smoke and fire containment.

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Fire Door Maintenance & Remediation Process

Our fire door maintenance and remediation process ensures doors remain fully compliant and effective in the event of a fire. The workflow includes:

Initial Inspection and Defect Identification – Each fire door is thoroughly inspected to identify defects such as damaged seals, warped doors, or faulty hardware.
Risk Assessment and Prioritisation – Deficiencies are assessed for their impact on safety and compliance, allowing urgent issues to be addressed first.
Repair or Replacement – Damaged doors, seals, ironmongery, or glazing are repaired or replaced by certified professionals to restore full functionality.
Testing and Certification – Doors are tested and certified to ensure they maintain their FD rating, guaranteeing fire and smoke containment.
Scheduled Ongoing Maintenance Checks – Regular maintenance inspections are carried out to prevent future defects and ensure continuous compliance.

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Fire Door Standards & Compliance

Fire doors must meet strict standards and regulations to ensure they provide effective protection in the event of a fire. Key requirements include:

BS 476-22 – The British Standard for fire resistance testing of doors, measuring performance under fire conditions over specified periods.
BS 8214 (Code of Practice) – Provides guidance on the specification, installation, and maintenance of fire doors, including door sets, frames, and hardware.
Building Regulations (Approved Document B) – Sets the legal framework for fire safety in buildings, detailing requirements for fire doors to maintain compartmentation and protect escape routes.
Fire Safety (England) Regulations 2022 – Updates responsibilities for building owners and managers, including stricter inspection, maintenance, and record-keeping requirements for fire doors.

Adhering to these standards ensures fire doors remain compliant, traceable, and capable of protecting occupants and property.

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Our Recent Remediation Work

When failing cross-corridor doors took a ward out of use at Norwich Community Hospital, we corrected the door gaps, renewed the smoke seals and resealed the frames, returning the ward to service within a week and working entirely around live clinical operations. It’s the same defect-to-fix process we ran across 63 door remedials at Skinners Almshouse: survey, prioritise the safety-critical items first, repair to the tested standard, and document every door as we go. Whether it’s one urgent repair or a programme across a whole building, the work is finished with the evidence a Responsible Person can produce on demand.

Reactive Fire Door Repairs & Remedial Works in Occupied Buildings

Ark delivers reactive fire door repairs and remedial works across a geographically dispersed hotel portfolio.

Read the case study.

Discuss a Similar Project

Nationwide Fire Door Repairs & Remedials

We provide our fire door maintenance services around the entirety of the UK but have offices in the following locations:

Get in touch with our team for assistance on your next fire door project.

View our locations

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Great fire door maintenance projects start with great technology

Here at Ark Fire Protection, we use a QR Code System to create a journey of your fire door maintenance to provide a digital log via the Onetrace App. The log covers the entire lifespan of your new fire door including information such as, the fire door specifications, data sheets, images of work completed, the installer and what was installed.

Our QR Code System gives our clients visibility on the complete lifespan of the fire door and helps you keep on top of what work has been completed and what is required to keep up to date with the latest regulations and requirements.

Because each repair and check is logged against the door’s QR tag, the maintenance record builds continuously over the door’s life – giving the Responsible Person a live, audit-ready history that maps directly to the ongoing duty under the Fire Safety (England) Regulations 2022, rather than a folder that’s only as current as the last visit.

Onetrace app tracking a fire stopping installation task

Working With Leading Manufacturers

Fire Door Maintenance & Remediation FAQs

How often should fire doors be inspected and maintained?

Fire doors should be inspected at least annually, or more frequently in high-traffic or high-risk areas. Regular maintenance checks ensure that seals, hinges, closers, and glazing remain intact and fully functional.

What are the common signs that a fire door needs repair or remediation?

Common indicators include damaged or missing seals, warped or cracked doors, faulty or missing ironmongery, doors that fail to close properly, cracked or missing fire-rated glazing, and damaged door frames or thresholds.

Who is responsible for ensuring fire doors remain compliant and safe?

The building’s “Responsible Person” under the Regulatory Reform (Fire Safety) Order 2005 – usually the owner, manager, or employer – is legally accountable for maintaining fire doors. Certified contractors typically carry out inspections, repairs, and replacements to guarantee compliance and safety.

What does the Fire Safety (England) Regulations 2022 require for fire door maintenance?

In residential buildings over 11m, the Responsible Person must keep communal and flat-entrance fire doors in good working order and be able to evidence it, alongside the regulations’ inspection duties. Maintenance that isn’t recorded doesn’t demonstrate compliance. Ark logs every repair against the doorset so the maintenance history is always available.

Should I repair or replace a failed fire door?

Repair where the door can be restored to its tested, certificated performance – the right seal, hinge, closer or frame fix – and replace where it can’t. Ark’s engineers assess each door against its tested specification and recommend the compliant, cost-effective route, with third-party certification on remediated doors either way.

Can you run a planned fire door maintenance programme across a portfolio?

Yes. We deliver scheduled, recurring maintenance and remedial programmes across social-housing, FM and healthcare portfolios, planned around occupied buildings and resident access, with a digital record building against every doorset so the whole estate’s compliance can be demonstrated.