🔥 Understanding Fire Door Compliance: Why Small Modifications Can Create Big Problems

cadogan1 on November 5, 2025

fire door compliance

At Cadogan Facilities Management, one of our ongoing priorities is ensuring every building we manage meets New Zealand’s strict fire safety and compliance requirements. Recently, we’ve been reminded how easy it can be for well-intentioned residents to accidentally compromise a critical part of a building’s fire safety system — the fire doors.

What Is a Fire Door?

A fire door is a specially constructed door designed to resist the spread of fire and smoke, giving occupants valuable time to evacuate safely and helping to contain a fire within a specific area. Each door is tested and certified as part of a complete fire system, including the frame, hinges, seals, and locking mechanisms.

Why Modifications Create Problems

Fire doors are tested and certified in their original, unaltered condition — usually with a single approved lock and no additional holes or attachments. Any modification, such as adding another lock, drilling holes for hooks, or changing handles, can:

  • Invalidate the door’s certification and compromise its fire resistance.
  • Breach compliance requirements, affecting the building’s Building Warrant of Fitness (BWOF).
  • Increase risk for all residents by allowing smoke or flames to pass through more easily in an emergency.

Even seemingly minor changes — like hanging decorations or installing a peephole — can impact the performance of the door under fire conditions.

The Cost of Non-Compliance

Once a fire door has been altered, it can’t simply be “patched up.” The entire door and frame typically need to be replaced to meet compliance standards. For many apartment owners, this can cost over $3,000 per door — not to mention the potential legal and insurance implications of a non-compliant building.

The Right Way to Handle Fire Door Changes

If you’re considering any change to your apartment door, here’s what you should do:

  1. Check with your Building Manager before making any modifications.
  2. Consult a certified fire door specialist (such as Hardware Direct) to confirm the change won’t affect compliance.
  3. Never drill, cut, or attach anything to a fire door without prior approval.

Your Building Manager can coordinate with approved suppliers to ensure any work remains compliant with the manufacturer’s specifications and building code requirements.

Why This Matters for Everyone

Fire safety in multi-unit buildings relies on collective responsibility. One compromised door doesn’t just affect one apartment — it can put the entire building at risk. By following the right processes, residents help maintain a safe environment for everyone and ensure the building continues to meet its compliance obligations.

Our Commitment

At Cadogan, we take a proactive approach to compliance and education. We work closely with Body Corporate Committees, residents, and contractors to ensure every element of fire protection — from alarms to doors — remains effective and fully compliant.

By understanding the importance of proper fire door maintenance and approval processes, we can all contribute to safer, stronger, and more resilient communities.

Cadogan Facilities Management
Professional. Proactive. Compliant.

#FireSafety #BuildingCompliance #FacilitiesManagement #CadoganFacilitiesManagement #BuildingWarrantOfFitness #HealthAndSafety #PropertyManagement

Ensuring Safety and Security: Best Practices for Building Managers

cadogan1 on September 18, 2024

Best Practices for Building Safety and Security

Safety and security are fundamental priorities for building managers, as they play a key role in protecting the well-being of residents, tenants, and visitors, while also safeguarding the property itself. Effective building management requires a proactive approach to minimising risks and responding efficiently to emergencies. Here are some best practices that building managers can implement to ensure safety and security across their properties.

1. Conduct Regular Safety Inspections

Routine inspections are essential to identifying and addressing potential hazards before they become serious problems. Building managers should conduct regular checks of all common areas, exits, electrical systems, fire safety equipment, and mechanical systems to ensure they are functioning properly. Documenting these inspections not only keeps the building in compliance with regulations but also provides a valuable record in case of incidents.

2. Implement Access Control Systems

One of the most effective ways to maintain building security is through a robust access control system. This may include keycard entry, fob systems, or biometric scanners that limit access to authorised personnel. These systems provide a higher level of control over who enters the building and can log entries for future reference, enhancing both security and accountability.

3. Ensure Fire Safety Compliance

Fire safety should be a top priority for any building manager. This involves installing and maintaining fire detection and suppression systems such as alarms, extinguishers, and sprinkler systems. Regular fire drills should be conducted to ensure residents and staff are familiar with evacuation routes and procedures. Additionally, emergency lighting and clear signage should be in place to guide people safely out of the building in the event of a fire.

4. Surveillance and Monitoring

Surveillance cameras and monitoring systems act as both a deterrent to potential security threats and a way to document incidents when they occur. Strategically placed cameras in key areas such as entrances, exits, and parking lots can help prevent unauthorised access and vandalism. In larger buildings, having a monitoring service or security personnel who can review camera footage in real time is also beneficial.

5. Emergency Preparedness

A building should have a comprehensive emergency preparedness plan that covers a wide range of potential crises, from fires and floods to power outages and medical emergencies. This plan should be regularly reviewed and updated, and all staff should be trained on their roles during an emergency. In addition to fire drills, emergency evacuation plans should be posted in visible locations throughout the building.

6. Work Closely with Local Authorities

Building managers can enhance safety and security by fostering strong relationships with local authorities, including the police, fire department, and health and safety inspectors. These partnerships can provide guidance on regulatory compliance, assist with emergency planning, and offer rapid response in the event of a crisis.

7. Secure Maintenance Practices

Ensuring that maintenance staff and contractors follow secure protocols when working in the building is critical. All contractors should be vetted, and building managers should establish clear guidelines on who is permitted access to which areas. Maintenance logs should be kept up to date to track repairs, upgrades, and any issues that may impact safety.

8. Promote Resident Awareness

Building safety is a community effort, and educating residents about best safety practices is crucial. Regular communication about security protocols, fire safety, and emergency procedures can help residents stay informed. Building managers can send updates via email, apps, or physical noticeboards and should encourage residents to report any suspicious activity or safety concerns immediately.

9. Use Technology to Enhance Security

Technology can significantly improve a building’s safety and security. Modern systems such as smart locks, automated lighting, and remote monitoring tools can be integrated into building management practices. Additionally, property management software can be used to streamline communication, allowing building managers to quickly alert residents of any safety issues.

10. Perform Regular Risk Assessments

Regular risk assessments help identify vulnerabilities in the building’s safety and security protocols. These assessments should take into account the building’s layout, occupancy, and any changes in regulations. By continually reviewing and updating safety measures, building managers can stay ahead of potential threats and ensure a safer environment for all.

Conclusion

Ensuring the safety and security of a building is an ongoing responsibility that requires careful planning, regular inspections, and collaboration with residents and local authorities. By implementing these best practices, building managers can mitigate risks, respond effectively to emergencies, and create a safe and secure environment for everyone who lives and works in their buildings.