Fire Door Annual Inspection in Ontario: What Property Managers Must Know (2026)
Fire doors only protect people if they close and latch on their own, every single time. This guide explains what gets checked in a fire door inspection, the problems we find most often in Toronto buildings, and how to fix them before a fire inspector or insurer finds them first.
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Why Fire Door Inspections Matter
A fire door is not just a heavy door. It is part of a tested assembly: the door, frame, hinges, closer, latch and seals together are what keep fire and smoke out of stairwells and corridors.
In a building fire, most people are hurt by smoke rather than flames. Fire-rated doors in stairwells, corridors, electrical rooms and garbage rooms are designed to hold back both, but only when they are closed and latched. A door that is wedged open, a closer that no longer pulls the door shut, or a latch that does not catch turns a rated opening into a hole in the fire separation.
The Ontario Fire Code requires owners to maintain closures in fire separations so they work as intended, and fire doors in most multi-residential and commercial buildings are part of the building's fire safety plan and regular inspections. NFPA 80, the standard that covers fire door assemblies, calls for them to be inspected and tested at least once a year. Many property managers in Toronto build a yearly fire door check into their maintenance calendar alongside alarm and extinguisher service, and document every door.
Our fire-rated door code requirements guide covers the rules in more detail. This article is the practical side: what an inspection actually looks at, what usually fails, and what repairs are allowed without damaging the door's rating. It is written for condo managers, landlords, facility managers and business owners, not engineers. If you have received a deficiency notice and need doors fixed quickly, send us the list and we will work through it.
It must close by itself
From any open position, the door should close fully and latch without anyone pushing it. This is the single most common failure.
The label is the rating
The fire rating label on the door and frame proves what the assembly is. Painted-over or removed labels cause problems in inspections.
Repairs must match
Replacement hinges, closers and latches have to be suitable for fire doors. The wrong part can void the rating.
What Gets Checked in a Fire Door Inspection
These are the points we check on every fire door. They follow the items that NFPA 80 lists for annual inspection.
1. Labels
Fire rating labels on the door and frame are present and readable, not painted over or removed.
2. Door and frame condition
No holes, breaks, dents that affect closing, or unauthorised holes from old hardware.
3. Glazing and vision panels
Glass and frames are intact, with fire-rated glazing and no cracks or missing beads.
4. Hinges
Correct number of hinges, all screws tight, no excessive wear or sagging.
5. Self-closing device
The closer brings the door from fully open to fully closed and latched, on its own.
6. Latching hardware
The latch engages the strike every time. Active latching, not held by a magnet or friction.
7. Clearances
Gaps between door and frame, and under the door, are within the allowed limits.
8. Gaskets and seals
Smoke seals and intumescent strips are in place and not damaged or painted.
9. Coordinators on pairs
On double doors, the coordinator closes the leaves in the right order so both latch.
10. No wedges or hold-opens
No wedges, hooks or unapproved hold-open devices. Approved magnetic hold-opens release on alarm.
11. Signage and add-ons
No large signs or kick plates that exceed what the rating allows, and no unapproved hardware added.
12. Operation
The door opens easily for egress, and panic hardware works where required.
The 8 Fire Door Problems We Find Most Often
In Toronto condos, rentals and commercial buildings, the same issues come up again and again.
Door does not close fully
The closer is weak, set too slow, or fighting a door that rubs. The door stops a few inches from the frame.
Door closes but does not latch
The door touches the frame but the latch misses the strike, usually because the door has sagged or the strike moved.
Leaking or broken closer
Oil on the door or floor, or a door that slams. A closer that has lost fluid cannot be adjusted back.
Holes in the door or frame
Old hardware removed and the holes left open, or damage from carts and impacts.
Gaps too large
The door has sagged, the frame has shifted, or the wrong door was installed. Smoke and fire pass through large gaps.
Door wedged or held open
Staff or tenants prop the door for convenience. This is one of the most common fire code issues.
Missing or painted labels
The label was painted over during a renovation or removed with old hardware.
Wrong replacement hardware
A standard residential lever or a non-rated closer was installed on a fire door.
Got a deficiency list from the fire inspector?
Send it to us. We repair fire doors across Toronto and the GTA and help you close out the list.
Inspection Frequency and Record Keeping
Doing the checks is half the job. Being able to prove it is the other half.
Good practice for property managers
- Inspect every fire door at least once a year, and more often in high-traffic buildings
- Keep a list of every fire door by location and number
- Record the date, who inspected, what was found and what was fixed
- Photograph labels and any damage
- Re-check doors after any renovation or hardware change
- Train staff and tenants not to wedge fire doors
Signs you need more frequent checks
- Doors in busy stairwells, loading areas or garbage rooms
- Doors that are often damaged by carts or moving
- A history of doors being propped open
- Older closers or recurring leaks
- Recent work by other trades near the doors
- Insurance or inspector requests for documentation
Your building's fire safety plan and the local fire department are the final authority on how often inspections must happen and how they are recorded. What we see in practice is that buildings with a simple yearly routine, and quick fixes between inspections, rarely end up with long deficiency lists or expensive emergency repairs. For buildings with many doors, a door maintenance contract makes this much easier to manage.
What Repairs Are Allowed on a Fire Door?
The big question every manager asks. Here is the practical answer.
Usually fine
Adjusting closers, hinges and strikes. Replacing closers, hinges and latches with parts suitable for fire doors. Replacing worn gaskets and seals with matching rated products.
Needs care
Filling holes, adding hardware, changing locks, adding kick plates or signs. These must follow the door manufacturer's and standard's limits.
Not allowed
Cutting new openings or glass lites in the field, trimming the door beyond allowed limits, using non-rated hardware, or removing labels.
When in doubt, the rule is simple: keep the door as it was tested, and use parts that are suitable for fire doors. If the door has been modified in ways that cannot be corrected, fire-rated door replacement is often the fastest way to get the opening back into compliance.
How Our Fire Door Service Works
From inspection to a clean, documented set of doors.
1. Walk-through
We inspect each door and record location, rating label and condition.
2. Deficiency list
You get a clear list of problems, door by door, with the fix for each.
3. Repairs
Closers, hinges, latches, gaps and seals fixed with suitable parts.
4. Re-test
Every repaired door is tested to close and latch from full open.
5. Records
Photos and notes you can keep with your fire safety records.
6. Follow-up
Optional scheduled visits so doors stay compliant between inspections.
Fire Door and Commercial Door Services
Fire & Exit Doors
Repair, adjustment and replacement of fire-rated and exit doors.
Fire-Rated Door Installation
Supply and installation of labelled fire door assemblies.
Door Closer Repair
Closers adjusted or replaced so doors close and latch.
Panic Bar Repair
Exit devices on stairwell and exit doors.
Steel Door Repair
Hollow metal doors and frames repaired.
Commercial Door Repair
Full service for condos, offices and industrial buildings.
Recent Fire Door Work
What Affects the Cost of Fire Door Inspection and Repair
We quote by the building, based on the number of doors and what they need.
Inspection only
Door-by-door inspection with a written deficiency list and photos.
Adjustments
Closer, hinge and strike adjustments so doors close and latch.
Part replacement
New closers, hinges, latches, seals or panic hardware on failing doors.
Door replacement
Damaged or non-compliant doors or frames replaced with rated assemblies.
For commercial door pricing see our commercial door repair cost guide, or request a quote with the number of doors and building type.
Quick Monthly Checklist for Building Staff
Between professional inspections, these checks catch most problems early.
- Walk every stairwell and corridor fire door once a month.
- Open each door fully and let it go. It should close and latch on its own.
- Remove any wedges, hooks or objects holding doors open.
- Look for oil stains from closers and report them.
- Check that the door is not dragging on the floor or rubbing the frame.
- Make sure nothing is stored in front of or behind the door.
- Confirm exit signs and panic hardware work on exit doors.
- Report any damage right away and keep a simple log.
Related Guides
For the code background, read our fire-rated door code requirements. For accessibility on doors that are also on an accessible route, see barrier-free door requirements. Condo managers may also find our condo door replacement rules useful, and anyone budgeting repairs can start with the commercial cost guide. If a fire door has been damaged in a break-in, our break-in repair team can secure it the same day.
Fire Door Inspection FAQ
How often should fire doors be inspected in Ontario?
NFPA 80 calls for fire door assemblies to be inspected and tested at least once a year, and many Ontario buildings follow that schedule as part of their fire safety plan. Check your fire safety plan and local fire department for your building's requirements.
Who can inspect fire doors?
Inspections should be done by someone who knows fire door assemblies and the applicable standards. Many buildings use a door service company together with their fire protection contractor.
Can a fire door be propped open?
Not with a wedge or hook. If a door needs to stay open, an approved hold-open device that releases when the fire alarm activates can be used.
Can I replace the closer on a fire door myself?
The closer must be suitable for fire doors and sized for the door. A wrong closer can stop the door from latching and cause a deficiency.
What if the fire rating label is missing?
It cannot just be replaced with a sticker. Depending on the door, it may be possible to have it re-labelled after inspection, or the door may need to be replaced.
Can holes in a fire door be filled?
Small holes can often be filled with approved methods such as steel fasteners. Large holes or field modifications usually mean the door must be replaced.
Do you provide a report?
Yes. You get a door-by-door list of findings and repairs that you can keep with your records.
Which areas do you serve?
Toronto and the GTA, including North York, Scarborough, Etobicoke, Mississauga, Vaughan, Markham, Brampton and Hamilton.
Fire-Rated Door Service Across the GTA
Local fire door pages near you.
Keep your fire doors compliant
We inspect, repair and replace fire doors for condos, rentals, offices and industrial buildings across Toronto and the GTA. Licensed, insured and backed by a warranty.
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