Fire Door Responsibilities for Renters and Landlords in Wales

Understanding who is responsible for fire doors is crucial for renters in Wales, especially when it comes to health and safety in multi-occupancy buildings or flats. This guide explains Welsh regulations about fire doors, landlord and tenant responsibilities, what to do if your home has issues, and where to get official help.

Why Are Fire Doors Important in Rented Properties?

Fire doors are designed to prevent the spread of smoke and fire, offering extra time to exit a building safely in an emergency. In Wales, regulations about fire doors are in place to protect all tenants, particularly in flats and Houses in Multiple Occupation (HMOs).

Who Is Responsible for Fire Doors?

In most rented homes, especially blocks of flats and HMOs, the primary responsibility for fire doors lies with the landlord or managing agent. This covers properties rented under an occupation contract, including standard and secure contracts since the introduction of the Renting Homes (Wales) Act 2016.

• Landlords and managing agents must install, maintain, and check fire doors in communal areas and within flats as required by current regulations.
• Tenants are expected to keep fire doors closed and not interfere with their operation.

Under the Renting Homes (Wales) Act 2016[1], landlords must ensure that properties meet the standards for health and safety, including fire safety requirements set out by both housing and fire safety legislation.

Fire Safety Regulations: Flats and HMOs

If you rent a flat or live in a house shared with other households, additional requirements apply. The Welsh Government provides specific advice and legal frameworks for fire safety in these homes.

• Landlords must fit fire doors in necessary locations (e.g., between kitchens and escape routes or in communal corridors).
• Properties licensed as HMOs are regularly inspected by local councils for compliance.

What Should Tenants Do If a Fire Door is Damaged or Missing?

If you discover a faulty, damaged, or missing fire door, it's important to report it to your landlord or agent right away. Your contract should provide contact details for urgent repairs.

• Record the issue in writing – Email or text your landlord/agent with a description and photos.
• Request a prompt repair – Fire safety is a legal duty for landlords.
• If your landlord fails to act, you can contact your local council’s environmental health team. Councils have powers under housing laws to require essential repairs.

For serious, ongoing issues, you may be able to make a formal complaint or request council intervention under the Housing Act 2004[2].

Relevant Official Forms

• Environmental Health Complaint Form
  • When to use: If your landlord does not fix a fire safety hazard such as a faulty fire door after you report it, submit this form to your local council.
  • Example: You report a broken fire door in your block, but the landlord ignores your messages. You fill out your council's environmental health complaint form to request an urgent inspection.
  • Where to find: Visit your local council’s housing or environmental health webpage, for example, Cardiff Council Repairs and Maintenance.
• Renting Homes (Fitness for Human Habitation) Form
  • When to use: To formally notify your landlord of hazards that could make your home unfit, including missing or broken fire doors.
  • Example: If repeated informal requests are ignored, you can download and send this form to officially trigger the council’s inspection duty.
  • Where to find: The Welsh Government provides template letters – see Renting Homes: Guidance for Occupants.

Which Tribunal Handles Fire Safety Disputes?

In Wales, housing disputes—such as landlord obligations about repair and safety—can be escalated to the Residential Property Tribunal for Wales. This tribunal deals with cases involving fitness for human habitation, rent repayment orders, and other housing matters.

What Does the Law Say?

The main laws for fire door responsibilities in Wales are:

• Renting Homes (Wales) Act 2016 – Sets out landlord duties for safe, fit properties.
• Housing Act 2004 – Includes the Housing Health and Safety Rating System (HHSRS) covering hazards like fire.
• Regulatory Reform (Fire Safety) Order 2005 – Covers fire safety in common areas of HMOs and flats.

These laws make it clear that landlords must provide and maintain proper fire safety systems, including fire doors, where required.

1. Who pays to fix or replace a fire door in a rented flat in Wales?
   Usually, the landlord is responsible for all costs related to installing, repairing, or replacing fire doors in flats and communal areas under health and safety law.
2. Does my landlord have to tell me if a fire door repair is scheduled?
   Yes, your landlord should give reasonable notice before entering your home for non-emergency works, such as scheduled fire door checks or repairs.
3. Can I report my landlord for failing to maintain fire doors?
   Yes, you can report fire safety hazards to your local council's environmental health department. Councils can instruct landlords to do emergency repairs.
4. Are fire doors a legal requirement in all rented homes in Wales?
   Fire doors are mandatory in certain settings—like HMOs and some flats—where they help protect escape routes and reduce fire risks. Requirements vary depending on property type and layout.
5. What if a shared housemate damages a fire door?
   Tenants should inform their landlord. Landlords are responsible for arranging repairs, but if tenants caused the damage deliberately, they might be asked to pay for repairs.

Summary: Key Things Welsh Renters Should Know

• Landlords must provide and maintain fire doors where required by law; tenants should report issues quickly.
• If your landlord does not resolve fire safety problems, report the issue to your local council and keep written records.
• The Residential Property Tribunal for Wales can help if you face unresolved disputes.

Understanding your rights about fire safety helps keep you—and your neighbours—safe and supported in your rented home.

Need Help? Resources for Renters

• Welsh Government: Renting Homes Guidance
• Shelter Cymru: Fire Safety Information & Tenant Advice
• Report a Hazard – GOV.UK
• Residential Property Tribunal for Wales
• Contact your local council housing department for urgent fire safety issues.

---

1. See Renting Homes (Wales) Act 2016.
2. See Housing Act 2004 and the HHSRS Guidance.
3. See Regulatory Reform (Fire Safety) Order 2005.

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation