On 24 April 2026, Keys4U was instructed by Ezytrac Property Management Ltd to attend a fire door inspection at a residential block in Stevenage, SG1. The inspection had been triggered by a routine fire safety assessment that identified several remedial works across the building. What Razvan discovered on-site went far beyond the original scope — the fire door in question was structurally compromised and required a full replacement with certified fire-rated hardware.

The Inspection Call

The property manager at Ezytrac provided a detailed brief outlining the required remedial works: adjusting the threshold gap, carrying out gap adjustments, replacing door hinges, replacing the combined intumescent and smoke seal, installing an automatic drop-down threshold smoke seal, and planing the door to improve alignment. The door was also noted to not fully close at present, which is a critical fire safety failure.

Razvan arrived on site at 11:00 and began with a comprehensive inspection before carrying out any remedial work. It quickly became apparent that the original repair plan was insufficient. The door had been previously modified in ways that invalidated its fire certification and compromised its structural integrity.

On-Site Assessment

Razvan's inspection revealed several serious issues that made the door unsalvageable:

• Excessive trimming from the top: The top of the door had been cut back, which is never permitted on a fire door. This is where the fire certification label is typically located, and trimming this area exposes the internal core and destroys the door's structural integrity.
• Exposed internal core: The trimming had revealed the door's internal core, which was not a solid timber core. This meant the door had lost its fire resistance rating and could no longer be classified as a fire door.
• Non-functioning drop seal: The existing surface-mounted drop seal was not functioning properly and required replacement with a rebated drop-down smoke seal for proper compliance.
• Surface-mounted smoke seals: Surface-mounted drop smoke seals had been installed on all flat entrance doors, which are not recommended for this type of installation and require upgrading to rebated drop-down seals.
• Door not closing: The door did not fully close, which is a critical failure for any fire door — a fire door that does not close is a fire door that does not protect.

Razvan concluded that no amount of remedial work could restore this door to a fire-safe condition. The previous modifications had been so extensive that the door was permanently compromised. A full replacement was the only compliant solution.

Keys4U's Recommendation

Razvan provided a detailed specification for the required replacement, ensuring full compliance with current UK fire safety regulations:

• 1 new FD30 fire-rated door — a 30-minute fire-resistant door with solid timber core and certified fire rating
• 3 new fire-rated hinges — tested and certified to withstand fire conditions without failing
• 1 automatic drop-down threshold smoke seal — rebated type, installed on the outside of the door to prevent smoke ingress
• 3 lengths of 15mm fire and smoke seal — combined intumescent and smoke seal running the full perimeter of the door
• 1 overhead fire-rated door closer — ensuring the door self-closes automatically after every use
• 1 DIN lock with intumescent protection — fire-rated lock with intumescent material surrounding the lock case to prevent fire spread through the lock cavity
• 1 fire-rated cylinder — tested and certified to maintain fire resistance
• 1 fire-rated handle — certified to withstand fire conditions without melting or failing
• 1 fire-rated escutcheon for the Euro cylinder — maintaining fire protection around the cylinder opening
• 1 cover intumescent protection behind the spyhole — preventing fire spread through the spyhole fitting
• Fire packs behind all hinges — intumescent material behind each hinge to prevent fire penetration through hinge recesses

The Bigger Picture

This case highlights a common and dangerous problem in residential property management: well-meaning but non-compliant modifications to fire doors. Over time, fire doors are often planed, trimmed, and adjusted to improve day-to-day operation — closing more smoothly, fitting a new carpet, or accommodating a new threshold. Each of these modifications reduces the door's fire resistance, and cumulative changes can render the door completely ineffective in a fire.

The property manager was advised that the other flat entrance doors in the block should also be inspected for similar modifications. The surface-mounted drop seals that had been installed on all flat entrance doors were not recommended and should be upgraded to rebated drop-down smoke seals as part of a planned replacement schedule.

Why This Case Matters

Fire door compliance is not optional. Under the Fire Safety Act 2021 and the Building Safety Act 2022, responsible persons for residential buildings have a legal duty to ensure fire doors are properly maintained and compliant. A fire door that has been incorrectly modified, that does not self-close, or that has exposed internal core material is not a fire door — it is a liability.

Keys4U's detailed inspection report and replacement specification gave Ezytrac Property Management the clear information they needed to make informed decisions, budget for the works, and demonstrate compliance to building safety inspectors and fire authorities.

Need Fire Door Services in Stevenage?

Keys4U provides specialist fire door inspection, repair, and replacement services across Stevenage and all Hertfordshire postcodes. Our technicians are trained to identify non-compliant modifications and provide detailed specifications for replacement works that meet current UK fire safety standards.

If you need a fire door inspection, repair, or replacement, call us now on 033 3305 2993.