Maintaining fire safety in older buildings presents unique challenges—particularly regarding fire doors. While these properties may still serve their purpose structurally or aesthetically, their fire safety features are often outdated or non-compliant with current legislation. In some cases, fire doors may be decades old, showing signs of wear, improper retrofitting, or even complete absence in places where they are now legally required.
As regulations evolve and safety standards rise, building owners, landlords, and property managers must address the gaps in fire protection systems—and upgrading fire doors is often one of the most effective and essential ways. However, updating fire doors in older buildings is not as straightforward as a like-for-like replacement. It requires careful planning, specialist knowledge, and a sensitive approach, particularly in heritage properties or architecturally sensitive environments.
In this blog post, we explore the common challenges faced when upgrading fire doors in older buildings and provide practical solutions for achieving compliance without compromising the integrity or usability of the property. We’ll also show how Capital Fire Doors can support you at every stage of this process—from inspection to installation and long-term maintenance.
The Importance of Fire Door Upgrades in Existing Buildings
Older buildings often predate modern fire safety standards and, as a result, are likely to contain doors that are no longer compliant—or, in some cases, were never fire-rated. This creates significant risks regarding life safety, legal liability, insurance validity, and property protection.
Some of the most common fire door issues in older buildings include:
- Lack of certification or evidence of fire resistance.
- Improper installation (e.g., incorrect hardware, excessive gaps).
- Absence of smoke or intumescent seals.
- Doors damaged over time by wear and tear.
- Fire doors that no longer self-close or latch properly.
- Non-fire-rated glazing or unapproved modifications.
These issues can severely compromise a building’s compartmentation strategy, slow fire spread, and allow occupants time to escape. They can also result in enforcement notices from fire authorities, fines, or prosecution under the Regulatory Reform (Fire Safety) Order 2005.
By upgrading fire doors to modern standards, building owners protect lives, strengthen legal compliance, improve insurance outcomes, and future-proof their assets.
Identifying Non-Compliant Fire Doors
The first step in any fire door upgrade project is identifying which doors require replacement or remediation. This typically involves a thorough inspection carried out by a qualified professional. The inspection should assess the following:
- The presence and condition of fire door certification labels.
- Gaps around the door and frame.
- The functionality of self-closing devices.
- The integrity of seals and glazing.
- Hardware condition and fire rating.
- Evidence of tampering or improper modification.
Capital Fire Doors’ Fire Door Inspection Service offers comprehensive surveys tailored to older buildings. These surveys clearly show where improvements are needed and how to approach them.
Common Challenges When Upgrading Fire Doors in Older Buildings
- Non-Standard Door Sizes and Openings
Many older buildings were constructed before door sizes were standardised. This can make it challenging to replace doors with off-the-shelf fire-rated options. Sometimes, custom-made fire doors will be required to fit existing openings without significant structural alterations.
Solution:
Capital Fire Doors provides bespoke fire door solutions that meet current fire safety standards while fitting seamlessly into older frames and non-standard spaces. Customisation ensures compliance without compromising the building’s layout or design.
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Aesthetic and Architectural Considerations
Fire door upgrades in heritage or listed buildings must balance safety with conservation. A modern-looking fire door may appear out of place in a period property and listed buildings, and unauthorised alterations can even breach planning conditions.
Solution:
Capital Fire Doors offers fire doors with traditional finishes, period-appropriate detailing, and fire-rated glazing options that preserve the look and feel of historic interiors. Doors can be customised to replicate the original joinery while complying with BS 476 or EN 1634-1 testing standards.
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Hidden Installation Issues
In older buildings, fire door frames may be embedded into walls or concealed behind layers of refurbishment. Removing them can uncover unexpected complications like asbestos, damaged lintels, or structural instability.
Solution:
Upgrades should always be handled by experienced installers familiar with the construction quirks of older buildings. Capital Fire Doors employs trained fitters who understand how to manage the complexities of fire door installation in legacy properties—working efficiently and safely to minimise disruption.
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Occupant Disruption and Access Constraints
Replacing fire doors can disrupt tenants or staff in occupied residential blocks, student accommodation, or busy public buildings. Limited access or specific working hours may also restrict when upgrades can be carried out.
Solution:
Capital Fire Doors offers flexible scheduling, including out-of-hours and phased installation options, to accommodate operational needs and reduce inconvenience. The team works quickly, cleanly, and respectfully in live environments.
Selecting the Right Fire Doors for Your Property
When upgrading, fire doors must be carefully specified to meet both the fire strategy of the building and the practical needs of the occupants. Considerations include:
- Fire resistance rating (e.g. FD30 or FD60) based on fire risk and escape time requirements.
- Acoustic insulation, especially in residential or office settings.
- Fire-rated glazing to allow light and visibility without compromising safety.
- Durable finishes for high-traffic environments.
- Compliance certification, with all components (including hardware) thoroughly tested and rated.
Capital Fire Doors supplies fully certified fire doors manufactured to the highest standards and compatible with modern and traditional building types.
Post-Installation Maintenance and Legal Requirements
Once fire doors are upgraded, they must be maintained to remain compliant. This includes regular checks of seals, hinges, self-closing devices, and door alignment. Failure to maintain a fire door can be just as severe as failing to install one in the first place.
Under the Fire Safety (England) Regulations 2022, responsible persons in multi-occupancy residential buildings must:
- Check communal fire doors quarterly.
- Check flat entrance doors annually.
- Keep detailed records of inspections and remedial actions.
To support building owners with this obligation, Capital Fire Doors’ Maintenance Service provides ongoing care and documentation, ensuring your upgraded fire doors continue to meet safety standards over time.
Conclusion
Upgrading fire doors in older buildings is not just a legal requirement—it’s vital in safeguarding lives, protecting property, and bringing buildings up to modern safety standards. While challenges such as non-standard sizes, architectural constraints, and operational limitations may arise, these can all be overcome with the right expertise and careful planning.
With a proven track record of fire door upgrades across residential, commercial, and heritage properties, Capital Fire Doors is ideally placed to help property managers and landlords navigate this complex but essential task. From inspection and design to installation and maintenance, their comprehensive service ensures every fire door upgrade is safe, compliant, and sympathetic to the building’s character.
To begin your fire door upgrade journey, contact Capital Fire Doors today and take the next step towards a safer, fully compliant property.