In 2018, Hackney Council set an ambitious goal: to replace 17,000 front doors across its housing stock with 30-minute fire-resistant alternatives.
The move was part of a broader push across the country to upgrade fire safety in social housing following the Grenfell Tower tragedy in 2017.
But as of May 2025, that number has been cut by more than half — and not because of a lack of effort.
A report from the Hackney Citizen (May 22, 2025) reveals that just 7,086 doors now fall under the scope of the council’s updated programme.
So far, 3,398 have been replaced at a cost of £15.5 million.
So what changed — and what does it mean for fire door safety?
A Shift in Regulation, Not Responsibility
The reduction is largely due to changes introduced under the Building Safety Act 2022, which raised the threshold for which buildings require enhanced safety measures. While the original guidance from 2018 focused on blocks of six storeys or more, the new law targets buildings seven storeys and above, specifically those deemed “higher-risk” under the new regulatory framework.
For Hackney, that means only 137 of its blocks now fall under the new rules — covering just under 6,000 of the original 17,000 doors.
This regulatory shift is significant, but it doesn’t mean fire door safety is any less important. If anything, it highlights the complexity of staying compliant and the need for a clear, risk-based approach to passive fire protection.
Costs Are Rising — and So Are the Stakes
Back in 2018, Hackney estimated it would cost around £1,500 per door to complete the replacements. Today, that figure has soared to £4,000 per door, driven by inflation, material shortages, changes in construction regulations, and additional regulatory fees charged per building.
And while it’s easy to get lost in the numbers, the reality is simple: fire doors are a critical safety feature. They are designed to contain fire and smoke, giving people precious minutes to escape and emergency services time to respond.
According to the Metropolitan Police, the original Grenfell Tower doors — installed by Manse Masterdor — were rated for 30 minutes, but failed after just 15 minutes during post-fire testing.
The London Fire Brigade had previously confirmed that, despite their flaws, the existing doors provided “valuable escape time.”
That margin could mean the difference between life and death.
From Reactive to Proactive Compliance
The changes in law have understandably caused local authorities and housing providers to reassess their priorities. But compliance shouldn’t be viewed as a checklist — it’s a continuous process of risk management, inspection, and maintenance.
The Fire Safety (England) Regulations 2022 place new duties on responsible persons to inspect fire doors in high-rise residential buildings at least every quarter in communal areas, and to annually inspect front entrance doors to individual flats.
While the law focuses on buildings over 11 metres in height, responsible persons in lower-rise blocks still have a duty under the Regulatory Reform (Fire Safety) Order 2005 to ensure all fire safety measures — including doors — are in good working condition.
Supply Challenges Can’t Excuse Risk
Hackney Council cited “supply challenges across the sector” as one reason for the delays. This is a common theme nationwide, with manufacturers and contractors facing unprecedented demand, particularly for certified fire door sets.
But these challenges can’t be allowed to become excuses.
Councils, housing associations, and landlords must work with certified installers and inspectors, such as those accredited by BM TRADA or FDIS, to carry out fire door inspections, repairs, and replacements in line with current standards.
Fire Door Safety Is a Long Game
Regulations evolve. Budgets fluctuate. But the need for compliant, well-maintained fire doors never goes away.
Even if fewer doors fall under the current legal requirements, every building — regardless of height — deserves a proactive approach to fire safety. That means planning regular inspections, budgeting for replacements, and ensuring your doors are always ready to perform.
Because when a fire starts, it’s not the regulations that protect people — it’s the door.
Based on original reporting by Josef Steen for the Hackney Citizen (22 May 2025).
