Why Delaying Fire Door Remedial Works Increases Liability

6 hours ago
4 min read

Fire door defects are rarely neutral. Once identified, they create a known risk.

When inspections highlight issues that require fire door remedial works, the decision is no longer whether something is wrong. It becomes whether the responsible person is taking reasonable action to correct it.

Delaying remedial works does not freeze risk. It increases it.

For facilities managers, estates teams, and responsible persons, understanding how delay translates into liability is critical.

Once You Know, You Are Accountable

Under the Regulatory Reform Fire Safety Order, responsible persons must take general fire precautions and maintain fire safety measures.

Once a defect is identified through a fire door inspection or fire risk assessment, it becomes a recorded issue.

At that point:

The risk is documented
The defect is known
The expectation to act is clear

Failure to act within a reasonable timeframe can be interpreted as a failure to manage fire risk.

Why Fire Door Defects Cannot Be Treated as Minor Issues

Some building defects can be monitored. Fire door defects are different.

Fire doors are life safety components. If they fail during a fire, they compromise escape routes and compartmentation.

Common defects that require fire door remedial works include:

Excessive gaps
Damaged or missing intumescent seals
Faulty self-closing devices
Non-compliant ironmongery
Structural damage to leaf or frame

These are not cosmetic problems. They directly affect performance.

The Legal Position on Delay

The Fire Safety Order does not define exact timescales for remedial works. However, it does require that fire safety measures are maintained in an efficient state.

Enforcing authorities look at:

The severity of the defect
The building type and occupancy
The time elapsed since identification
Whether reasonable steps were taken

If a serious defect remains unaddressed for months without a clear action plan, it becomes difficult to justify.

How Delay Increases Enforcement Risk

Fire and Rescue Services increasingly review documentation during audits.

If inspection reports show failed doors requiring remedial works, officers may request:

Evidence of works completed
Contractor details
Updated compliance records

Where delays are evident and no mitigation plan exists, enforcement action becomes more likely.

This may include:

Alteration notices
Enforcement notices
Prohibition notices in severe cases

Delay weakens your position during inspection.

Insurance Implications of Delayed Remedial Works

Following a fire, insurers investigate.

If records show that fire door defects were identified but not corrected, this can create complications. Insurers may question whether the responsible person took reasonable precautions.

While each policy differs, unresolved known defects can affect:

Claims outcomes
Liability discussions
Long-term premiums

Maintaining documented progress on remedial works protects your position.

The Personal Liability of Responsible Persons

The Fire Safety Act and recent regulatory changes have increased scrutiny on building safety management.

Responsible persons cannot rely on good intentions alone. They must demonstrate action.

If a fire occurs and it is shown that fire doors were known to be non-compliant but left unresolved, individual accountability may arise.

Delaying fire door remedial works is not simply an operational issue. It is a governance issue.

Can Remedial Works Ever Be Phased?

Yes, but phasing must be structured and risk-based.

In large estates, it may not be practical to complete all works immediately. However, there must be:

A prioritised schedule
Clear timelines
Interim risk controls where necessary
Evidence of contractor engagement

Phasing is acceptable. Inaction is not.

Aligning Remedial Works With Passive Fire Strategy

Fire doors form part of the wider passive fire protection system.

Delaying remedial works can compromise:

Protected escape routes
Compartment lines
Fire and smoke containment

When viewed within the broader fire strategy, unresolved door defects create cascading risk.

Practical Steps to Reduce Liability Immediately

Facilities managers can reduce exposure quickly by:

Reviewing all outstanding inspection reports
Categorising defects by severity
Obtaining remedial quotations promptly
Recording decisions and timelines
Updating compliance logs once works are complete

Clear documentation demonstrates proactive management.

How Protest ES Ltd Supports Timely Remedial Action

Protest ES Ltd supports duty holders by:

Conducting thorough fire door inspections
Providing clear remedial scopes
Delivering compliant fire door remedial works
Supporting wider passive fire protection strategies
Providing full documentation for audit readiness

The goal is not simply to fix doors. It is to restore confidence in compliance.

Frequently Asked Questions About Delaying Fire Door Remedial Works

Are fire door remedial works legally required?

Yes. If an inspection identifies defects that affect fire performance, the responsible person has a duty under the Fire Safety Order to ensure fire safety measures are maintained in an efficient state. This usually requires timely remedial works.

Can fire door defects be monitored instead of fixed?

Minor observations may be monitored, but defects that affect gaps, seals, self-closing devices, or structural integrity cannot be safely deferred. If performance is compromised, remedial works are required.

How quickly should fire door remedial works be completed?

There is no fixed national timescale. However, works should be prioritised based on risk and building occupancy. Serious defects affecting escape routes or compartmentation should be addressed urgently and without unnecessary delay.

What happens if remedial works are delayed?

Delays increase enforcement risk, weaken your position during audits, and may create insurance complications following an incident. Once defects are documented, failure to act becomes harder to justify.

Can remedial works be phased across large estates?

Yes. Phasing is acceptable where there is a clear prioritised plan, defined timelines, and documented contractor engagement. What matters is demonstrable progress and risk management.

Does documentation really make a difference?

Absolutely. Inspection reports, remedial scopes, contractor details, and completion records provide evidence that the responsible person has acted reasonably and proactively.