What We Find in Real Properties
In real-world properties, it is common to find issues such as damaged seals, excessive gaps, and doors not self-latching - especially in high-traffic buildings. Based on thousands of inspections across Nottingham, here are the most frequent failures we encounter and what they typically cost to resolve.
1. Damaged or Painted Intumescent Seals
What it is: Intumescent seals expand when exposed to heat, filling gaps and preventing fire spread. When painted over or damaged, they cannot function properly.
Why it matters: Without functioning seals, fire and smoke can spread through gaps around the door, defeating the purpose of fire compartmentation.
Signs to look for: Paint covering seals, visible damage, seals pulling away from grooves, hardened or cracked material.
Typical repair cost: £30-£50 per door
Involves removing old seals and fitting new intumescent strips
2. Self-Closing Mechanism Failures
What it is: Fire doors must close automatically from any angle. Self-closers (overhead or concealed) provide this function.
Why it matters: A fire door left open provides no protection. Self-closing ensures the door returns to closed position after use.
Signs to look for: Door not closing fully, door closing too fast or slow, closer visibly damaged, door bouncing open.
Typical repair cost: £40-£80 per door
May involve adjustment, repair, or replacement of closer mechanism
3. Excessive Gaps
What it is: Gaps between the door and frame should typically be 2-4mm. Larger gaps allow fire and smoke to spread.
Why it matters: Even small increases in gap size significantly reduce fire resistance. Gaps over 4mm are generally considered non-compliant.
Signs to look for: Visible daylight around door edges, door rattling in frame, difficulty latching.
Typical repair cost: £50-£100 per door
May require hinge adjustment, frame repair, or door rehang
4. Missing or Damaged Smoke Seals
What it is: Smoke seals (brush or blade type) prevent cold smoke from spreading through gaps when the door is closed.
Why it matters: Smoke inhalation is the primary cause of fire-related deaths. Smoke seals provide crucial protection even before fire reaches the door.
Signs to look for: Missing brush strips, damaged blade seals, gaps visible at door edges.
Typical repair cost: £25-£40 per door
Fitting new smoke seals to door or frame
5. Door Not Latching Properly
What it is: Fire doors must latch securely when closed to maintain their fire resistance.
Why it matters: An unlatched door can be pushed open by pressure from a fire, allowing spread.
Signs to look for: Door not clicking shut, latch not engaging, strike plate misaligned.
Typical repair cost: £30-£60 per door
Latch adjustment, strike plate repositioning, or hardware replacement
6. Missing Certification Labels
What it is: Fire doors should have certification labels (plug or adhesive) confirming their fire rating.
Why it matters: Without certification, it is difficult to verify the door meets required standards. Missing labels may indicate the door has been modified or is not a genuine fire door.
Signs to look for: No visible label on door edge, label painted over, label removed or illegible.
Assessment required
Options include professional assessment, replacement, or documented risk acceptance
When Repair vs Replacement Makes Sense
Not every issue requires door replacement. Our approach:
- Repair - when components can be replaced and door integrity is maintained
- Upgrade - when door is sound but needs new hardware or seals
- Replace - when door is damaged beyond repair, modified, or cannot be verified
We always explain options and provide fixed-price quotes for both repair and replacement routes.
Frequently Asked Questions
Can all fire door issues be repaired?
Most common issues can be repaired cost-effectively. However, doors with significant damage, modifications, or missing certification may require replacement.
How quickly can repairs be completed?
We can often complete minor remedial works promptly, subject to access and parts availability. Most repairs are completed within 1-2 weeks of approval.