Fire Doors: An Essential Element of Home Fire Safety

Niket Kapur • 22 February 2025

Fire safety in homes is often overlooked until an emergency arises. While smoke alarms and evacuation plans are crucial, fire doors play a vital role in containing fire and smoke, giving occupants valuable time to escape. This blog explores why fire doors are essential, the different types available, and how to ensure they are installed correctly.


1. What Are Fire Doors and Why Are They Important?


Fire doors are specially designed doors with fire-resistant materials that prevent the spread of fire and smoke for a specific period. They can significantly reduce fire damage and save lives by:


• Containing the fire within a specific area.


• Allowing occupants more time to evacuate safely.


• Reducing smoke inhalation risks, which is a leading cause of fire-related deaths.


• Protecting escape routes, ensuring they remain passable.


In homes, fire doors are commonly required in areas leading to staircases, between garages and living spaces, and in loft conversions.


2. Types of Fire Doors


Fire doors are rated based on how long they can resist fire, typically classified as:


• FD30 – Provides 30 minutes of fire resistance (most common in homes).


• FD60 – Provides 60 minutes of fire resistance (more common in larger properties).


• FD90 & FD120 – Used in commercial or high-risk settings.


Fire doors can also be:


• Solid-core timber fire doors - A cost-effective and widely used option.


• Glazed fire doors – Fire-resistant glass allows visibility while maintaining fire protection.


• Steel fire doors – More common in industrial settings but sometimes used in high-risk residential areas.


3. Where Are Fire Doors Required in Homes?


Building regulations in the UK specify that fire doors are required:


• In loft conversions – Where a new habitable floor is added, fire doors must be installed between stairways and habitable rooms.


• Between an integral garage and the house – To prevent fire spreading from a vehicle into the home.



• In homes with multiple floors – Fire doors are required to protect staircases, which serve as escape routes.


• In HMOs (Houses in Multiple Occupation) – Landlords must install fire doors in rental properties with multiple tenants.


4. Key Features of a Properly Installed Fire Door


To be effective, fire doors must be:


• Fitted with intumescent strips – These expand under heat to seal gaps and block smoke.


• Installed with the correct door frame – A fire-rated frame is essential for maintaining integrity.


• Equipped with automatic closers – Fire doors should always be kept closed to be effective in an emergency.


• Checked for proper certification – Fire doors should have a certification label confirming compliance with safety standards.


5. Maintenance and Inspections


Fire doors must be checked regularly for:


• Gaps – No more than 3mm should be visible between the door and frame.


• Intumescent strips – Ensure they are intact and not painted over.


• Hinges and closers – Should be in good condition to ensure automatic closing.


6. Conclusion: Investing in Fire Safety


Fire doors are a critical investment for any home, especially those undergoing renovation, extension, or loft conversion. They provide essential protection by slowing the spread of fire and allowing occupants to evacuate safely.


If you are planning home improvements, ensuring compliance with fire door regulations is a small step that can make a huge difference in fire safety.

Coaching Spotlight: Can You Project Manage Your Own Build?

by Niket Kapur • 14 September 2025
The Temptation Many homeowners are tempted to manage their own building project. The logic seems simple: cut out the cost of a project manager and save money. You already have a builder lined up, maybe one recommended by friends or family, and you feel confident that everything will go smoothly. But while it can work, managing your own build is a serious undertaking. Without preparation, it often leads to stress, delays, and costs spiralling out of control. What Project Management Really Involves Managing a build is not just about choosing finishes or chasing invoices. It requires: Coordinating multiple trades and suppliers. Handling schedules, deliveries, and staged payments. Ensuring compliance with building regulations. Managing risks, safety, and insurances. Keeping accurate specifications, contracts, and records. Even with a good builder, these tasks can overwhelm a homeowner. The Pitfalls to Watch For (Even with a “Good Builder”) Many people believe that because their builder is: “Tried and tested,” or Recommended by friends and family, … everything will go smoothly. Unfortunately, things can still go wrong. Hard to judge quality: Finished projects can look impressive, but hidden corners may have been cut. It is difficult for a homeowner to spot these issues. Knowledge untested: We rigorously test builders’ knowledge. Many homeowners do not - and miss key warning signs. Due diligence matters: We check business history, insurances, and financial standing. This step is often skipped, leaving clients exposed. Technical gaps: Homeowners often lack expertise in dealing with party wall agreements, public liability, and specialist insurances - all of which are critical to staying compliant and protected. The Benefits of Doing It Yourself To be fair, there are reasons why some homeowners still choose to self-manage: Potential savings on professional fees. Personal satisfaction from being hands-on. Full control over decision-making. Direct relationships with trades. For some, this works well - but only when they have time, knowledge, and systems in place. Case Study: From Chaos to Control A homeowner in Harrow decided to manage their own large extension. They trusted a builder recommended by family and assumed things would run smoothly. Within months, delays mounted, trades clashed, and costs increased as “extras” piled up. We were brought in to coach them through the rest of the project. With clear payment schedules, proper contracts, and regular reviews, they regained control. Why Professional Support Pays Off At The Building Guidance Partnership, we provide coaching for homeowners who want to take charge - and full project management when required. Either way, our involvement saves clients far more than our fees. 💡 With professional project management, clients often save multiples of the project management costs through: Better build quality – avoiding mistakes and rework. Preventing inflated builder extras. Reducing timing delays that push up costs. Correctly recovering VAT and council tax where applicable. Avoiding disputes by using clear, pre-agreed specifications and contracts. Take Control - With the Right Support Self-managing a build can be rewarding - but it is not for the faint-hearted. With the right coaching, you can avoid pitfalls, protect your budget, and finish your project with confidence. Book a free 20-minute consultation with The Building Guidance Partnership today. Let us help you decide if project managing your own build is the right choice - and give you the tools to succeed.

Why Staged Payments Protect Your Project - and Your Wallet

by Niket Kapur • 14 September 2025
The Risk of Big Deposits You have found a builder, the price is agreed, and you are eager to get started. The builder then asks for a large deposit upfront. Many homeowners feel they have no choice but to pay, only to later discover delays, unfinished work, or requests for more money. Large upfront payments remove your leverage and place all the risk in your hands. If the builder walks away or progress slows, your money may already be gone. Disputes, stress, and spiralling costs often follow. Why Staged Payments Make Sense The professional approach is to use staged payments tied to progress on site. This is not about mistrusting your builder - it is about protecting both parties and ensuring the project runs smoothly. With staged payments: You keep control of cashflow. The builder has incentive to deliver each stage on time. Payments are transparent and predictable. Disputes about “extras” are reduced because each stage is defined. By contrast, a large deposit creates imbalance. You lose the ability to hold the builder accountable, and problems become harder to resolve. How to Structure Payments Properly 1. Agree milestones in advance · Foundations completed · Roof installed · First fix services complete · Plastering finished · Practical completion 2. Keep it in writing · Payment terms should be part of your written contract and specification. 3. Always hold a retention · Retain 5-10% until all snagging is completed. 4. Avoid cash · Pay by bank transfer so there is a record. 5. Challenge unreasonable demands · If a builder insists on many thousands of pounds upfront, this is a red flag. Case Study: Regaining Control A homeowner we supported in Wembley had agreed to pay almost 40% of the contract value upfront. The builder became slow to mobilise, then requested further money before completing the first stage. The client felt trapped and anxious. We stepped in, reviewed the contract, and helped renegotiate a staged payment plan tied to milestones. Work progressed more smoothly, and the homeowner avoided what could easily have become a financial disaster. “Once the staged payments were in place, we finally felt back in control. Sunil and his team gave us confidence that our money was safe and that the builder was accountable.” Why This Matters for You Payment schedules may sound like a small detail, but they are often the difference between a successful build and a costly dispute. A fair, balanced structure protects your investment, gives your builder clarity, and keeps the project moving forward. Take Action Today Do not let unclear payment terms put your project at risk. Book a free 20-minute consultation with The Building Guidance Partnership. We will review your proposed payment structure and give you confidence that your builder is working to protect your money - not put it at risk.

"Why Hoarding Saves Lives: A Lesson from Tragedy"

by Niket Kapur • 9 September 2025
On 8 June 1965, The Times reported a tragic incident in Mitcham, Surrey. A six-year-old boy was found seriously burnt after lying between a live rail and a running rail. His story reminds us, even decades later, of the dangers posed by unprotected sites and infrastructure. While this was a railway accident, the principle is the same for building sites. Construction sites are dangerous: exposed wiring, deep excavations, sharp tools, heavy machinery, and unstable structures.  To the untrained eye, especially a child’s, a site can appear as nothing more than an exciting playground. In reality, it can be deadly. Why Hoarding Matters Site hoarding - the solid fencing erected around construction sites - is not just about privacy or stopping theft. It is a frontline safety measure that: Prevents accidents by keeping children and the public away from hazards. Protects workers by creating a controlled environment. Reduces liability for owners and contractors, who are legally responsible for site safety. Maintains order by ensuring only authorised people gain entry. Enhances community relations by reducing noise, dust, and unsightly views. A Duty of Care Every property owner, contractor, developer, and project manager has a duty of care. Skimping on hoarding, leaving gaps, or delaying installation is a risk no one should take. History shows us that tragedies happen quickly when safeguards are absent. Hoarding saves lives. It is not an optional extra but an essential first step in any build. The tragic story from 1965 is a reminder that dangers are real and ever-present.