A flat entrance fire door is the front door between a flat and the common corridor or stair. It is normally an FD30S (E30Sa) self-closing door, so it holds back fire and smoke for at least 30 minutes and keeps the escape route usable for everyone else in the building.
Why flat front doors matter so much
In most blocks the fire strategy relies on each flat containing a fire for long enough that other residents can stay put or leave safely. The flat entrance door is the barrier that makes that work. A door without a working closer, with a missing seal or with a non-fire-rated letterplate can let smoke into the corridor within minutes.
In England, regulation 10 of the Fire Safety (England) Regulations 2022 asks responsible persons in residential buildings above 11 metres to use best endeavours to check flat entrance doors at least every 12 months. Rules differ in Wales, Scotland and Northern Ireland; our guide to the regulations for flats sets them out.
What goes into a compliant flat entrance doorset?
We fit certified FD30S doorsets with intumescent and smoke seals, a self-closing device that closes and latches the door from any angle, fire-tested hinges and a lock or latch covered by the certification. Door viewers, spy holes, letterplates, numerals and security hardware can only be fitted if they are part of the doorset's evidence. Where residents want a letterplate, we use one that is covered by the test evidence or recommend a separate post box.
Who pays and who decides?
Flat entrance doors often sit on the boundary between the leaseholder's flat and the freeholder's building. Ownership depends on the lease, and leaseholder consent, landlord consent and Section 20 consultation can all come into it. We work with freeholders, managing agents, housing providers and individual leaseholders, and our responsibility guide covers the common questions.
Specification at a glance
- Typical rating
- FD30S / E30Sa
- Closer
- Overhead or concealed, must close and latch
- Seals
- Intumescent plus smoke seal
- Extras
- Viewer, numerals, letterplate only if certified
- Finishes
- Paint-grade, laminate, composite
- Duty
- Annual checks in England over 11m (reg 10)
What's included
- Survey of door, frame, threshold and ironmongery
- Certified FD30S doorset in timber or composite
- Self-closer set to close and latch
- Intumescent and smoke seals, threshold set to evidence
- Viewer, numerals and security hardware within the certification
- Resident liaison, photo record and certificate references
How the installation runs
- Survey each flat door and agree access with residents
- Confirm specification, finish and hardware with the client
- Order certified doorsets made to measure
- Remove the old door and frame with minimal disruption
- Install, seal, adjust and test the new doorset
- Hand over evidence and resident guidance
How much does it cost?
£1,200 – £2,400 ex VAT
£1,200–£2,400 per certified flat entrance doorset supplied and fitted, ex VAT. These are guide figures; your price is fixed after a free survey. See all guide prices or try the guide-price tool.
Questions about flat entrance fire doors
Can residents choose the colour of their front door?
Often, within the range the doorset manufacturer offers and within any rules the freeholder sets for the corridor. Factory finishes are better than site painting, which can clog seals and hide labels.
Can a flat door have a letterbox?
Only if the letterplate is covered by the doorset's test evidence. A standard letterplate cut into a fire door breaks the rating. Many managing agents choose external post boxes instead.
How long does a flat door replacement take?
Typically half a day per door, with the flat secure at the end of the visit. We agree access times with residents in advance and keep the corridor clear while we work.
Who is responsible for replacing flat front doors?
It depends on the lease. Sometimes the leaseholder owns the door, sometimes the freeholder does. Either way, the replacement has to meet the building's fire strategy, so we can work with whoever commissions it.