Getting intumescent strips and smoke seals right in Beckenham
From the BR3 postcode district outwards, we take on intumescent strips and smoke seals across Beckenham for homes, blocks and workplaces.
In and around Beckenham, fire door work covers everything from purpose-built blocks of flats to student accommodation. We plan each job around the people who use the building.
Painted and missing seals are among the most common fire door defects nationally; in Beckenham we replace them with the type and size the certification specifies. We check that each door in your Beckenham building closes and latches against its new seals before signing it off.
Why seals fail
Seals are the most common defect on fire door inspections. They get painted over, pulled out, damaged by cleaning or simply worn by years of use. A painted brush seal no longer seals, and a strip of the wrong size may not close the gap in a fire. Our guide to seals explains the different types.
As standard, the work covers:
- Check of gaps and closing after fitting
- Intumescent pads to hinges and locks
- Brush or blade smoke seals
- Intumescent strips in frame or leaf edge
Fire door law for Beckenham properties
The rules that apply to fire doors in Beckenham are England's. The responsible person under the Regulatory Reform (Fire Safety) Order 2005 must keep fire doors in non-domestic premises and the common parts of flats in working order; the Fire Safety Act 2021 confirmed that this includes flat entrance doors onto common parts. Enforcement of fire safety law in Beckenham sits with the London Fire Brigade.
Where a Beckenham block is above 11 metres, regulation 10 of the 2022 regulations means communal doors are checked every three months and flat entrance doors annually on a best-endeavours basis. Replacement doors must also satisfy the Building Regulations, with Approved Document B as the guidance most building control bodies work from.
Buildings and duty holders in Beckenham
The need for intumescent strips and smoke seals usually arises in blocks of flats or HMOs, and sometimes schools. Each has its own pressures, such as residents at home or a building that must stay open, so we plan the sequence of work in Beckenham to keep escape routes protected throughout.
What happens after you enquire
- Identify door certification and seal specification
- Remove failed seals and clean the grooves
- Fit new strips and seals to the specified positions
- Fit missing pads and lock linings
- Check the door closes and latches against the new seals
- Record the products fitted
Budgeting for intumescent strips and smoke seals in Beckenham
As a guide, budget £45–£110 per door to supply and fit strips and seals, ex VAT for intumescent strips and smoke seals. The figure for your Beckenham building depends on the number of doors, the rating, the condition of the frames, finishes, hardware and access. We confirm a fixed price after the free survey.
Covering Beckenham and nearby
Nearby towns we cover include Catford, Croydon and Blackheath. Distance from Beckenham does not change our guide prices, and the survey and quote are free.
Questions
Is Beckenham within your coverage area?
It is. We cover Beckenham in Greater London and neighbouring towns such as Catford. There is no charge for the survey.
What happens on a survey in Beckenham?
We look at every door in scope: the leaf, frame, gaps, seals, hinges, closer, glazing and how the frame is fixed. You then get a written quote that prices each door separately.
Can I just add intumescent strips to an ordinary door?
No. Strips do not turn an ordinary door into a fire door. They only work as part of a door that was tested and certified with them.
Can smoke seals be painted?
No. Paint stops brush and blade seals working. If seals have been painted, they should be replaced.