fire-escape-door-service

Fire Exit & Escapes Door Repairs

Fire doors – the difference between internal and external

Fire doors are an essential part of any building and fall into 2 categories, either internal or external.

EXTERNAL FIRE DOOR

An external fire door, typically known as a fire escape, fire exit, emergency door, emergency escape door, panic bar door or emergency exit door are installed on the outside perimeter of a building.

An emergency fire exit door usually serves as the final opening to the outside of the building which is designated by an Emergency Exit which is illuminated.

They easily opened via a panic bar or push pad from the inside in the event of an emergency, or can also be opened from the outside required using an external access device.

They can be manufactured out of glass, aluminium, timber or steel depending on the location, security requirements or size.

INTERNAL FIRE DOOR

An internal fire door, typically known as a wooden door, timber door, corridor door is a fire-resistant, safety utility designed to prevent the spread of fire within a building long enough to save lives and crucial properties / documents. Typically, these are manufactured from timber and maybe situated in corridors or entrance doors to rooms.

Fire doors are specialist doors which have been tested against the elements and purpose-built to withstand fires for as long as possible, either 30, 60 or 120 minutes. They enable buildings to compartmentalise and delay the spread of fire from one area to another, and form a crucial part of a passive fire protection strategy. These are designated by either a Fire door keep closed or keep locked sign on both sides of the door.

We at BH Doors specialise in External Fire Doors for use in an emergency to escape whether this is by a panic bar, paddle handle, thumb turn lock. We can offer repairs or servicing for compliance as part of your fire safety strategy.

Our External Fire Door services:

  • Common spare parts carried on vans
  • Minor repairs included
  • Adjust speeds of floor spring / transom closer / overhead closer if required
  • Check operation for safe escape
  • Separate quotation for defects or recommendations
  • Prioritise quotations on multiple door sites

Call us on 0808 120 0911 for all your commercial doors repairs, servicing and maintenance.

Common issues and problems for fire escapes which need repairing are:

  • Fire risk assessment report highlighting problems with fire doors
  • Closing too fast
  • Catching on the floor
  • Cannot open or not closing
  • Seals damaged or not present
  • Hinges worn and noisy
  • Not closing and relocking
  • Difficult to open
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The common issues with fire exits are generally caused by lack use as generally they only are tested weekly or generally used in an emergency. There are also some which are used constantly as a means to enter a building so the components will be subject to greater wear and tear.

It is critical that these doorsets are always kept in optimum condition as BS8300 and BS8214 states that manual fire exit doors should be examined twice a year with specific attention paid to panic bars, paddle handles, hinges, pivots and door closing mechanisms.

Our experienced engineers have been trained on the major manufacturers equipment and are backed up with spare parts accounts to be able to repair your fire exits. Our fixed rate call out includes all costs and the 1st hour on site, as we understand that if your door fails it will cause inconvenience and potential loss of business.

We also offer service contract agreements which include preventative maintenance to give you piece of mind at the fraction of the cost of a major component failure to keep your business operational and compliant.

Speak to us today

For all installations, repairs, service & maintenance of commercial doors and roller shutters by a local engineer on 0808 120 0911 or email info@bhdoors.co.uk

Door with side barrier rails

Dynamic risk assessments and industry standards

For automatic doors one of the key factors is risk, there are 4, impact, crushing, shearing and drawing in.

During a service we carry out a dynamic risk assessment which will take into account the door type, operational use, the users and carry out the necessary safety checks.

At any point that a risk has been identified, we will either try to eliminate it or reduce the risk to a safe level.

It may result in the automatic door system being adjusted, repaired or even switched off, but generally we will provide a quotation which will detail how to overcome the risk.

The customer will be informed via our risk assessment checklist document per door for their records.

The most common found risks are within the opening and closing cycles of automatic doors which result in pocket doors, barriers or fingerguards being recommended.

You can download our guides for everything you need to know here:

FAQs

My commercial door is making unusual noises (grinding, squeaking, banging) – what could be the cause?
At BH Doors & Engineering Ltd, we often find unusual door noises are due to worn or misaligned rollers, loose hardware, lack of lubrication, or debris in the tracks. In automatic doors, it may indicate motor strain or gear issues.

These noises are early signs of mechanical wear or potential failure. If left unaddressed, they can lead to more serious damage. We recommend scheduling a professional inspection to quickly identify and resolve the issue before it affects safety or daily operations. Our engineers are fully equipped to diagnose and repair noise-related issues efficiently on all commercial door systems.

The door is difficult to open or close, or it's moving slowly/jerky – what are the common culprits?
At BH Doors & Engineering Ltd, doors that operate slowly, jerkily, or are hard to open often suffer from roller wear, dirty or damaged tracks, or poor alignment. In automatic systems, power supply problems or sensor malfunctions may also contribute. Manual doors may have issues with hinges, closers, or spring tension.

We’ll assess the entire door system to determine the root cause and make the necessary adjustments or replacements. Regular maintenance helps prevent these issues, ensuring smooth and consistent operation. Contact our expert team for prompt diagnostics and reliable repairs on all commercial door types, from roller shutters to automatic entrances.

My automatic door isn't responding or is opening/closing unexpectedly – what should I check first?
For an unresponsive or erratically moving automatic door, BH Doors & Engineering Ltd recommends checking the power supply, control panel settings, and ensuring the safety sensors are clean and unobstructed. Check if the emergency stop or manual override has been activated. Sudden behaviour may also indicate software errors or worn drive components.

If the issue persists, our engineers can perform a full diagnostic using industry-grade tools. We specialise in automatic door systems and can quickly restore functionality while ensuring the door meets BS EN16005 safety compliance standards. Don’t ignore malfunctions—they can compromise safety and security. Call us for expert support.

The door isn't latching properly or is sagging / dropped – what's the likely issue?
A door that sags or fails to latch correctly often points to issues with hinges, door alignment, or frame integrity. At BH Doors & Engineering Ltd, we frequently see this in high-traffic commercial doors where components wear out over time. Misaligned strike plates, warped frames, or weakened fixing points can all contribute.

Our engineers will assess and adjust hinges, reinforce frames, or realign locking mechanisms to restore smooth operation and secure closure. In more severe cases, parts may need replacing. Prompt repairs prevent additional wear on surrounding components, ensuring your door remains functional and compliant with building regulations.

What causes tracks to become misaligned or rollers to become damaged, and how are these fixed?
Roller and track issues are common in commercial doors that experience heavy daily use. At BH Doors, we find causes include impact damage (from trolleys or forklifts), accumulated debris, improper installation, or general wear and tear. Misaligned tracks or damaged rollers can cause noise, jerky motion, or complete failure.

We’ll inspect the entire system, realign or replace worn tracks, and fit new rollers if needed. All repairs are carried out to manufacturer standards using high-quality parts. We also offer scheduled maintenance to prevent such issues from developing, keeping your doors running smoothly and safely all year round.

What should I do if a commercial door breaks down completely? Do you offer emergency repair services?

If your commercial door has broken down entirely, do not force it open or closed—this can worsen the damage or create safety risks. BH Doors & Engineering Ltd offers 24/7 emergency repair services to respond quickly to urgent breakdowns. Our trained engineers carry diagnostic tools and spare parts to resolve most issues on the first visit.

We prioritise securing your premises, restoring access, and minimising downtime. Whether it’s a shutter failure, automatic door malfunction, or structural issue, we’re here to help. Contact our emergency response team any time for fast, professional, and reliable commercial door support.

How do I troubleshoot minor issues before calling a professional technician? (e.g., checking power, resetting system, clearing obstructions)
Before calling BH Doors, there are a few safe troubleshooting steps you can take: Ensure the door is receiving power, check for obvious obstructions in tracks or near sensors, and see if a reset button is available on your automatic system. For manual doors, inspect for loose screws or hinges.

Do not attempt repairs involving torsion springs, internal wiring, or structural adjustments. If basic checks don’t resolve the issue, contact our professional team. We can provide quick support and on-site diagnostics to prevent small problems from becoming costly repairs. Always prioritise safety when dealing with commercial doors.

What are the signs of worn-out or damaged torsion springs or cables, and why are these dangerous to repair myself?
Torsion springs and cables are high-tension components critical to your door’s balance. Signs of wear include loud snapping noises, uneven door movement, doors that won’t stay open, or visible fraying in cables. These components are dangerous to handle without specialist tools and training, as failure can result in serious injury.

At BH Doors, our engineers are fully qualified to safely repair or replace springs and cables. We strongly advise against DIY attempts. Call us for a professional assessment – we will restore your system’s safety and functionality using approved methods and top-quality replacement parts.

My metal door is showing signs of rust or corrosion – can it be repaired, or does it need replacement?
Metal doors exposed to moisture or chemicals can develop rust over time. At BH Doors & Engineering Ltd, we assess the extent of corrosion before recommending repair or replacement. Surface rust can often be removed, treated, and repainted to extend the door’s life.

However, if corrosion has compromised the structure or function, a replacement may be more cost-effective and secure. Our team can offer a site inspection and advise on the best course of action.

Door closer is malfunctioning (slamming shut, not closing fully, leaking oil) – what's the fix?
At BH Doors & Engineering Ltd, we often find door closers failing due to worn seals, incorrect tension, or internal damage. If a closer slams, won’t close fully, or leaks oil, it likely needs adjustment or replacement.

We inspect alignment, adjust speed valves, and check mounting points. A leaking closer usually indicates irreparable damage, so we recommend replacing it to restore smooth operation and ensure safety compliance.

What if there's structural damage to the door or frame – is repair or replacement recommended?
When commercial doors or frames suffer structural damage, BH Doors & Engineering Ltd assesses whether repair or replacement is best. Minor damage like dents can often be repaired, but significant warping, rust, or cracks may compromise safety and require full replacement.

Our experienced technicians evaluate integrity and compliance with fire or security standards before recommending the most cost-effective and long-lasting solution.

How do you diagnose electrical or sensor issues with commercial doors?
BH Doors & Engineering Ltd approaches electrical and sensor issues with a step-by-step diagnosis. We check power supply, wiring integrity, and sensor alignment. Our team cleans lenses, tests inputs, and inspects control boards.

We also verify response from motion detectors and safety sensors. If a fault is detected, we offer expert repair or component replacement to restore full functionality and compliance with safety standards.

My glass door has cracks or chips – can it be repaired, or does the glass need to be replaced?
For cracked or chipped glass doors, BH Doors & Engineering Ltd recommends immediate assessment. Small chips may be repairable, but most commercial doors use safety glass, which must be replaced if cracked.

This ensures the door remains safe, secure, and compliant with building regulations. Our team supplies and fits high-quality safety glass to match existing designs with minimal disruption to your premises.

What causes weather stripping or seals to break down, and how important is it to replace them?
Weather stripping and seals degrade over time due to exposure, wear, and environmental factors. At BH Doors & Engineering Ltd, we stress the importance of replacing damaged seals to maintain energy efficiency, noise reduction, and weather protection.

We offer quick replacements to prevent drafts, water ingress, and rising energy costs. Regular inspection helps catch issues early before they compromise your door’s performance.

How can I tell if a repair will be sufficient versus needing a full door replacement?
BH Doors & Engineering Ltd helps clients decide between repair and replacement based on damage severity, age, and cost. Minor issues like faulty hinges or closers are typically repairable.

However, if a door is warped, corroded, or repeatedly failing, replacement is often more cost-effective long-term. We provide transparent assessments to ensure your door meets performance, safety, and compliance requirements.

How can I tell if a repair will be sufficient versus needing a full door replacement?

BH Doors & Engineering Ltd helps clients decide between repair and replacement based on damage severity, age, and cost. Minor issues like faulty hinges or closers are typically repairable.

However, if a door is warped, corroded, or repeatedly failing, replacement is often more cost-effective long-term. We provide transparent assessments to ensure your door meets performance, safety, and compliance requirements.

Prodrive Racing

“Thanks to your engineers for all their hard work over the past couple of days. Very impressed by the work and conduct, and all doors are functioning like new.”

Mainstay Residential

“Just thought I would drop a line and thank you for the help today, exceptional services as normal.”

Modern Art Oxford

“Yes I would recommend them too – really professional and competitive, much better than larger national companies I’ve used before.”

Industry accreditiations

Do You Require A Service & Maintenance Contract?

- Annual Contract
- 6 Monthly Servicing
- All Labour Included
- Fixed Cost Contract
- Fully Guaranteed

- Same Day Call Out
- Minor Repairs Carried Out
- Comprehensive Checklist
- Detailed Schedule Of Works
- Competent Trained Engineers