BSR Fire Door Exemption Consultation: A Step in the Right Direction?

The Building Safety Regulator (BSR) has launched a consultation exploring a potentially significant move in how fire door works are managed and delivered within higher-risk buildings (HRBs). The proposal centres on introducing a self-certification route for fire door works, which could remove the need for Gateway 2 approval in some cases.  

The Challenge with the Current Gateway Process

Under the current framework, works to HRBs, including fire door replacements, require Gateway 2 approval before they can begin. While this has undoubtedly strengthened fire safety oversight, it has also created significant challenges for the industry, particularly for works that are critical to the safety of residents and buildings.

Recent Building Safety Regulator data continues to highlight the scale of the issue, with approval timelines extending well beyond the originally anticipated 12-week period in many cases. A growing volume of applications, combined with the complexity of submissions, has contributed to a backlog that is slowing the delivery of essential safety works across the sector. This has been further exacerbated by government targets to build new housing to mitigate the housing crisis.

Fire doors are a prime example. As a critical life safety measure, they require ongoing inspection, maintenance and where necessary, replacement. However, programmes can be significantly delayed by the gateway process, creating a disconnect between the need for regulatory control and the ability to deliver safety improvements at pace.

The BSR also seems to be focusing efforts on clearing new building project approvals as opposed to remediation projects, which is great for government house building targets but less good for the safety of occupants in existing HRBs.

In this context, the proposed self-certification scheme presents a potential solution. By removing lower-risk, high-volume works such as fire door replacements from the full Gateway 2 process, the BSR could ease pressure on the system, reduce the backlog of applications, and allow resources to be focused on more complex, higher-risk projects. This would not only improve efficiency but help ensure that critical fire safety works are delivered when they are needed most.

What the Proposal Could Change

The BSR’s consultation reflects an awareness of this on-going tension. By exploring whether fire door works could fall under a competent person or self-certification scheme, the regulator is signalling a shift towards a more risk-based approach.

In practice, this could allow fire door works to progress without full gateway approval, provided they are delivered by suitably qualified and accredited organisations. The intention is not to reduce standards, but to remove unnecessary barriers where risk is lower and competence can be clearly demonstrated.

Why This Matters for the Industry

The implications of this change could be huge. Fire door programmes are often high-volume and, in many cases, urgent. Delays in delivery can directly affect how quickly buildings are made safer and residents are assured.

A more streamlined process would support faster remediation, reduce administrative burden for dutyholders, and allow regulators to focus their attention on more complex, higher-risk projects. Ultimately, this could lead to a more efficient system without compromising on safety outcomes.

A Positive Step But Not an Immediate One

While this is undoubtedly a step in the right direction, it is important to manage expectations around timing. The proposal is currently at consultation stage, and as with most regulatory changes, the process will take time.

With a consultation period of around three months, followed by a review and formal recommendations, it is unlikely that any changes will be implemented before Q3 at the very earliest. In the meantime, the existing gateway requirements remain fully in place and must continue to be followed.

A Broader Direction of Travel

Beyond the proposal itself, this consultation signals a wider shift in regulatory thinking. There is growing recognition that a one-size-fits-all approach may not always deliver the best outcomes, particularly when it comes to high-volume, lower-complexity works.

Having the exact same process for new building projects and remediation works has been flagged by Ventro, and many others, as a disproportionate measure.

Moving towards a more proportionate, competence-led system has the potential to strike a better balance, maintaining rigorous safety standards while enabling the industry to deliver essential safety works efficiently.

Ventro’s View

At Ventro, we welcome this consultation as a positive development. Fire doors are a fundamental part of a building’s passive fire protection strategy, and any change that enables faster, high-quality delivery without compromising safety should be encouraged.

We will continue to monitor the developments closely so make sure to follow Ventro for the latest updates and industry insight.