Black & White Facilities / Service brief
Fire Doors
Doors that fail to close, damaged leaves or frames, missing components and unauthorised alterations need assessment. Heavy use, impact damage and changes to floor finishes can affect operation. A recurring fault should be investigated rather than repeatedly adjusted without identifying its cause.
Overview
Door work also arises from risk assessments, refurbishment and planned replacement. Establish the door's location and intended function before selecting a repair. A door protecting an escape route should not be treated as ordinary joinery simply because the visible damage appears small.
Our full service catalogue, including every individual service, is available across every listed sector and location. For one site or several, we agree the scope, access and programme around the buildings concerned.
What the service covers
The scope can include inspections, maintenance, adjustment, compatible component repairs and replacement. Checks consider the leaf, frame, gaps, seals, glazing, hardware and closing function as applicable to the door. The available evidence and intended performance inform the assessment.
The output identifies each door, observed defects and recommended actions. Repair proposals distinguish adjustments from component replacement or complete doorset renewal. Photographs and location references support traceability, with the completed-work record linked to the original finding rather than a general statement that doors were attended.
Preserve the doorset's intended performance
A fire door works as an assembly. Substituting hardware, adding glazing or cutting the leaf can affect that assembly, so proposed alterations need an appropriate technical basis. A replacement component should not be selected solely because it fits the existing fixing holes.
Government fire-door guidance distinguishes routine checks from more detailed assessment. In qualifying multi-occupied residential buildings in England above 11 metres, specific communal and flat-entrance checking duties apply. Other buildings still need suitable fire-door management through their applicable arrangements; that height threshold is not a general exemption from maintaining doors.
Before we visit
Provide door references, plans, previous reports and any product or installation information. Identify the required fire and smoke performance where known, access restrictions and interfaces with access control or hold-open devices. Missing evidence is identified for resolution rather than replaced with an assumed rating.
For an estate programme, we agree a consistent defect record and prioritisation approach. Access planning covers occupied rooms, secure areas and the effect of removing a door from use. Temporary arrangements are agreed with the responsible site contact before work affects a protective function.
Delivery and handover
Inspections and repairs follow the agreed scope and record the actual door condition. Proposed work is checked against the doorset and available technical information. Where replacement is needed, the specification identifies the assembly and associated installation work rather than naming only a door leaf.
Handover includes door-specific findings, repairs completed, relevant installation information and outstanding actions. Functional checks confirm the completed work within scope. Your team can update the door register and future inspection plan, with access-control or alarm interfaces separately recorded where they were part of the work.
Costs, timing and disruption
Cost depends on door quantity, construction, condition, hardware, evidence and access. Simple adjustment differs from replacing a damaged frame or complete assembly. Specialist finishes, glazing and interfaces with security systems can influence procurement and installation time.
We agree access and the sequence around building use. Work can affect room security, privacy and escape arrangements as well as fire protection. Making good and finishing are defined in the quotation. Where a protective door is temporarily unavailable, the site needs an agreed arrangement appropriate to the risk and duration.
Buildings and sectors
Offices and retail premises need work coordinated with staff and public routes. Education and care settings require suitable access arrangements and attention to frequent use. Hospitality and residential buildings can involve sleeping accommodation and occupied-room access.
Industrial, warehouse, managing-agent and specialist environments have different door assemblies and operational constraints. The scope follows the actual doors and building requirements. View all sectors.
Locations covered
We cover Northumberland, Tyne and Wear, County Durham and Tees Valley, including Berwick-upon-Tweed, Alnwick, Morpeth, Hexham, Newcastle upon Tyne, Gateshead, Sunderland, Durham, Darlington, Hartlepool, Middlesbrough, Stockton-on-Tees and Redcar and Cleveland. Include the site and approximate door quantity. View all locations.
Frequently asked questions
Does a damaged fire door always need replacement?
Not necessarily. The defect, assembly and available evidence determine whether a suitable repair is possible. The proposal should explain the basis for repair or replacement.
Can any closer or hinge be fitted?
Components need to suit the doorset and required performance. Physical fit alone is not a sufficient basis for selection.
Are routine checks the same as a detailed inspection?
No. Routine checks identify obvious operational issues. A more detailed assessment has a defined scope and can require product evidence or further investigation.
Can doors be inspected across several buildings?
Yes. A common record format can support an estate programme while retaining each door's location, findings and technical requirements.
Useful fire-door guidance
Read how often fire doors should be inspected and when a fire door should be replaced. Explore the Knowledge Centre.
Related services and next step
Explore Fire and Life Safety, Passive Fire Surveys, Fire Stopping and Compartmentation and Fire Risk Assessments. Plan repairs through Corrective Maintenance and Compliance Remedial Works.
Browse all services, maintenance and projects, or send your fire-door schedule and findings.
Discuss the scope
Tell us what needs attention.
Share the site, the issue and any access requirements so we can discuss the next step.