Author: Haseela Siddiqui
Fire doors are one of the most important passive fire protection measures within a commercial building. They are designed to restrict the spread of fire and smoke and provide occupants with additional time to evacuate safely.
However, installing a compliant fire door is only the beginning. Like any other safety system within a building, fire doors need to be inspected, maintained and kept in proper working condition throughout their service life.
A fire door can appear to be in good condition while still having issues that affect its operation. A door that does not close completely, a latch that fails to engage, damaged seals or unauthorised modifications can all affect the performance of the doorset.
Regular inspection helps identify these issues before they become a serious safety concern.
Why Are Fire Door Inspections Important?
A commercial fire door is a complete doorset consisting of the door leaf, frame, hardware, seals and associated components.
The performance of the doorset depends on these components working together.
Over time, normal building use can result in damage, wear, adjustments or modifications. Doors may become difficult to close, hinges may loosen, closers may require adjustment, seals may become damaged and hardware may be replaced without considering the fire-door requirements.
This is why fire-door inspection should focus on both the physical condition of the doorset and its operation.
The Australian Building Codes Board identifies automatically closing fire barriers such as fire doors as requiring operational testing as part of an appropriate maintenance program. It also recommends that maintenance procedures and inspection outcomes are documented.
What Should Be Checked During a Commercial Fire Door Inspection?
A professional inspection should consider the complete doorset rather than looking only at the door leaf.
Door Leaf and Frame
Start by inspecting the overall condition of the door and frame.
Check for visible damage, distortion, excessive gaps, impact damage or other conditions that may affect the operation of the doorset.
The frame should be securely fixed and the door should sit correctly within the frame when closed.
Particular attention should be given to areas around hinges, locks, closers and the meeting stiles of double doors, as these areas are frequently affected by repeated use.
Door Closing
One of the most important operational checks is whether the door closes correctly.
Open the door and allow the closing device to operate.
The door should return to the closed position without obstruction or excessive resistance.
A door that stops before reaching the frame should be investigated rather than simply being considered acceptable because the closer is functioning.
Building movement, floor coverings, pressure differences and hardware adjustments can all affect the ability of a fire door to close properly.
Latching
The door should be checked to confirm that the latch engages correctly when the door closes.
A fire door that closes but does not latch correctly should not simply be left in service without investigation.
The latch, strike plate, lock furniture and door alignment should be checked to identify the cause.
For double fire doors, the closing sequence and interaction between the two leaves should also be checked.
Hinges
Hinges should be inspected for signs of looseness, damage, excessive wear or other movement that could affect the door’s operation.
Loose screws or fixings should not be ignored, particularly where they affect the alignment of the door.
The door should operate smoothly without dragging against the frame, floor or other components.
Door Closers
Door closers should be inspected for physical damage, loose fixings, leakage where applicable and signs of incorrect adjustment.
The closer should be capable of bringing the door fully closed and allowing the latch to engage.
A common mistake is adjusting a closer simply to make a heavy door easier to operate. If the adjustment prevents the door from reliably closing and latching, the problem has not been resolved.
Where a closer requires adjustment or replacement, the correct hardware and approved configuration should be confirmed before work is undertaken.
Fire and Smoke Seals
Seals around a fire door should be inspected for damage, displacement, deterioration or missing sections.
The seals should be securely installed and free from obvious damage that could affect their intended function.
It is also important to check that seals have not been painted over, cut, removed or damaged during other building works.
Replacement seals should not be selected purely because they appear similar to the existing product. The replacement should be appropriate for the particular fire-door system and its approved configuration.
Check for Unauthorised Modifications
One of the most important parts of a fire-door inspection is identifying modifications that may have been made after the doorset was installed.
Commercial buildings frequently undergo changes to access control, security systems, room layouts and building services.
This can result in additional drilling, cutting, hardware changes or other modifications to the door or frame.
Examples include the installation of new locks, access-control equipment, signage, door stops or other hardware without checking whether the modification is suitable for the fire doorset.
Any modification should be assessed against the relevant fire-door documentation before being accepted.
Check Door Stops and Obstructions
Fire doors should be checked for anything preventing them from closing correctly.
This can include wedges, door stops, furniture, stored materials, cables, floor coverings or other obstructions.
A fire door should not be routinely propped open unless the building’s approved fire-safety arrangement specifically provides for an appropriate automatic-closing or hold-open system.
A simple door wedge may seem harmless during normal building operation, but it can prevent the door from performing its intended fire-separation function.
Double Fire Doors
Double fire doors require additional attention during inspection.
Both leaves need to operate correctly as part of the doorset.
The inspector should check that the leaves close correctly, that the meeting stiles align and that the required latching arrangement operates properly.
Where the doorset incorporates a coordinated closing arrangement, the closing sequence should also be checked.
The number and arrangement of closers should not be determined by applying a generic rule. The relevant tested and approved configuration should be referred to when assessing the doorset.
Check the Hardware
Fire-door hardware should be inspected for damage, loose fixings, incorrect installation and signs of unauthorised replacement.
This includes hinges, locks, latches, closers, exit devices and other hardware fitted to the doorset.
Hardware should be suitable for the fire-door configuration.
A replacement product should not be installed simply because it physically fits the door.
Where hardware has been replaced, the relevant manufacturer’s documentation and approved fire-door configuration should be checked.
Look at the Door Clearance
The clearance between the door leaf and frame is another important area to inspect.
Excessive or inconsistent gaps may indicate that the door has moved, the frame has been damaged or the doorset has been modified.
Clearances should be assessed against the requirements of the relevant fire-door system rather than relying on visual judgement alone.
Some approved doorsets may allow specific clearances when particular seals or construction details are used.
This is why the manufacturer’s technical documentation and relevant test evidence should be available when assessing a fire door.
Inspect the Entire Doorway
A good fire-door inspection does not stop at the door leaf.
The surrounding wall, frame, hardware, seals and adjacent construction should be considered.
Particular attention should be given to penetrations, damage around the frame and building works that may have affected the fire-resisting construction.
The ABCB’s fire engineering guidance highlights the importance of maintaining the integrity of passive fire protection systems throughout the life of a building, particularly where subsequent repairs or modifications may affect fire-resisting construction.
Record the Inspection
Inspection results should be documented.
A useful fire-door inspection record should identify the door, its location, the date of inspection, the person undertaking the inspection, the condition identified and any corrective action required.
Where defects are identified, the record should clearly distinguish between items that require monitoring and items requiring rectification.
Keeping inspection records creates a history of the doorset and makes it easier to identify recurring problems.
It also provides useful information for building owners, facility managers and maintenance teams.
Common Fire Door Inspection Issues
Some of the issues frequently identified during fire-door inspections include:
Door does not fully close
Latch does not engage
Closer requires adjustment
Damaged or missing seals
Loose or damaged hinges
Damaged door leaf
Damaged or poorly aligned frame
Incorrect or damaged hardware
Unauthorised access-control modifications
Door wedges or other obstructions
Excessive or incorrect clearances
Damage to surrounding fire-resisting construction
These issues should be assessed individually and rectified in accordance with the relevant fire-door documentation.
How Often Should Commercial Fire Doors Be Inspected?
Inspection and maintenance frequency should be determined by the applicable regulatory requirements, the building’s essential fire-safety provisions and the relevant Australian Standards.
For buildings subject to specific maintenance requirements, the applicable standard and jurisdictional requirements should be confirmed rather than relying on a generic annual inspection rule.
The important principle is that fire doors should remain operational and maintained throughout the life of the building.
Regular inspection also allows defects to be identified before they become larger and more expensive problems.
What Happens When a Fire Door Fails an Inspection?
Finding a defect does not necessarily mean the entire doorset needs to be replaced.
The first step is to identify the cause of the issue.
A closer may require adjustment. A latch may require repair or replacement. A damaged seal may need to be replaced with an approved product. Hardware may need to be reinstated or corrected.
However, repairs and modifications should be undertaken with consideration of the fire-door system and its approved construction.
Where the original configuration has been substantially altered or the appropriate repair cannot be established, further technical assessment may be required.
Best Practice Fire Door Inspection Checklist
Before completing an inspection, check the following:
Door leaf is in good condition
Frame is secure and undamaged
Door closes correctly
Latch engages correctly
Hinges are secure and undamaged
Door closer operates correctly
Fire and smoke seals are present and in good condition where required
Door clearances are appropriate for the approved doorset
No wedges or obstructions are preventing the door from closing
Hardware is secure and appropriate
No unauthorised modifications are present
Double doors close and latch correctly
Surrounding fire-resisting construction is not visibly compromised
Defects are recorded
Required corrective action is identified
Repairs are completed and the door is re-inspected where necessary
The Importance of Professional Fire Door Inspection
Fire doors are a critical part of a building’s passive fire protection system, but their effectiveness depends on their condition and operation throughout the life of the building.
A professional inspection should look beyond whether a door appears intact. It should assess whether the complete doorset is operating as intended and whether any damage, wear, modification or maintenance issue could affect its performance.
Standards Australia and the NSW Building Commissioner have specifically identified the ability to inspect and assess whether fire doors are operating as required as an important area of fire-door competency.
For commercial property owners, builders, facility managers and project teams, regular and properly documented inspection is an important part of maintaining fire safety.
At Radiant Doors & Frames, we understand that fire-door performance does not end when installation is complete. Correct installation, appropriate hardware, ongoing inspection and proper maintenance all contribute to keeping a fire doorset operating as intended.
When inspecting or maintaining commercial fire doors, always refer to the applicable NCC requirements, relevant Australian Standards, manufacturer’s technical documentation and the tested or approved configuration of the doorset.