Fire safety is a topic of critical importance for all student accommodation providers, too often shrouded in confusion around shifting regulations, complex compliance requirements, and the challenge of community cooperation. It can be overwhelming to get it right. Get it wrong, however, and the consequences can be devastating.

Enter Global Student, a trusted partner to PBSA providers across the UK and Europe, offering a one-stop solution for supplies and services, including comprehensive facilities management delivered by accredited experts in fire safety, repair, and refurbishment.

In this exclusive interview, Michael Girton, CEO of Global Student, cuts through the smoke and complexity to spotlight a simple yet critical aspect of fire safety management: the fire door. Behind every ordinary fire door is the first line of defence against smoke, flames, and tragedy. Despite this, in 2021, a staggering 75% of inspected fire doors failed safety standards, leaving most buildings unable to protect the people inside. It’s time to change that statistic.

Read on as Girton shares his expertise and experience on fire doors—why they matter, how often they fail, and what providers need to know to stay both compliant and safe.

Fire safety has become a critical issue across residential living. What are the biggest challenges student accommodation operators face in meeting UK fire regulations today?

The challenge is twofold: a complex regulatory landscape coupled with the realities of student living. For example, the Regulatory Reform (Fire Safety) Order 2005 and the post-Grenfell Fire Safety (England) Regulations 2022 require detailed risk assessments and regular checks. But within the realities of student living, operators deal with high occupancy, frequent turnover, and behaviours such as propping open fire doors. We’ve found that maintaining compliance under these conditions demands constant vigilance, routine inspections, and a strong culture of safety across the residence.

Let’s talk about fire doors. It may seem like a small thing, but they are often cited as the first line of defence in preventing the spread of fire and smoke. Can you share the key regulatory standards that operators should be most aware of?

There are several vital standards to consider. Operators must comply with the Fire Safety Order 2005, which makes them responsible for the condition and function of all fire doors. The Fire Safety (England) Regulations 2022 now require annual inspections of flat entrance doors and quarterly checks of communal doors in buildings over 11m. Building Regulations (Approved Document B) specify where fire doors are required, typically FD30S-rated for bedrooms and kitchens. Doors and hardware must also meet relevant BS EN standards to ensure performance.

Many existing student housing buildings are older stock. How difficult is it to bring these up to modern fire door and safety standards, and what are the common pitfalls?

It’s true, upgrading older stock can be challenging, particularly where original doors are non-compliant or where frames are irregular. Retrofitting is sometimes possible but often unreliable replacing with certified fire door sets is the safer option. Common pitfalls include poor installation, oversized gaps, and failing to upgrade hardware such as closers and seals. Another issue is piecemeal fixes rather than holistic upgrades. The key is to begin with a comprehensive fire risk assessment and to use accredited installers.

In your experience, where do operators most often fall short when it comes to fire door compliance, and how can those risks be avoided?

Most failures come down to two things—maintenance and human behaviour. On the maintenance side, doors often don’t close properly due to worn hinges, broken closers, or damaged seals. When it comes to human behaviour, doors are often propped open for convenience, instantly defeating their purpose. Avoiding these risks requires a rigorous inspection regime, swift repairs, and education for both staff and residents. Using competent, certified contractors is equally important, poor workmanship is one of the main reasons fire doors fail to perform when needed. Safety is never the area to cut corners.

With regulations evolving post-Grenfell in the UK, how do you see fire door requirements shifting in the next five years?

We see the trend shifting towards greater accountability and traceability. We expect more emphasis on third-party certification of fire doors, mandatory digital records of inspections, and tighter enforcement by fire authorities. There may also be wider adoption of smart monitoring technology to track whether doors are properly closed. In short, simply having fire doors will not be enough, operators will need to prove they are the correct specification, regularly checked, and well-maintained.

What role should student residents themselves play in fire safety awareness?

Residents are a vital part of the safety equation. They must understand why fire doors should never be wedged open or tampered with, and report faults immediately. Sharing clear guidance at induction, running drills, and reinforcing messages throughout the year are effective ways to bring students on board with fire door safety. Students should also be reminded to close doors behind them during evacuation. It’s a simple action that can significantly slow the spread of smoke and fire.

There’s a balance to strike between creating welcoming, modern living environments and meeting strict safety requirements. How can operators achieve both?

Modern fire doors and safety solutions have come a long way and are far from institutional. Certified doors come in a range of finishes, colours, and with glazed panels, blending easily into contemporary design. Electromagnetic hold-open devices allow doors to remain open during daily use but close automatically in an alarm, maintaining both openness and safety. Working with fire engineers during the design stage helps integrate these solutions seamlessly, ensuring compliance doesn’t come at the expense of a welcoming atmosphere.

How do the regulatory frameworks differ between the UK and continental Europe, and what lessons can be shared across markets?

The UK takes a risk-based approach centred on the Fire Safety Order 2005, compared to many European systems that are more prescriptive. The UK model encourages flexibility but can lead to inconsistency, while European codes provide clarity but sometimes less room for innovation. A valuable lesson for UK operators is the benefit of regular, independent inspections that are common in parts of Europe. And the UK’s risk assessment culture is something that their European counterparts may increasingly look to adopt.

Beyond compliance, what best practices or innovations are you seeing in fire door technology, maintenance, and monitoring?

We see a lot of encouraging progress. Digital monitoring is a growing trend, with sensors that alert managers if a fire door is left open or fails to close. QR-code tagging and cloud-based maintenance logs are also helping operators keep accurate records. On the hardware side, improved closers, lighter composite doors, and fire-rated glazing provide both usability and safety. Finally, preventive maintenance, where seals and closers are replaced on a planned cycle rather than after failure, is also becoming best practice.

If you could give one piece of advice to investors, developers, and operators entering the student housing market today regarding fire regulations, what would it be?

Treat fire safety as a core investment, not a compliance burden. Engage fire safety specialists early in the design and planning process, budget properly for certified equipment, and embed a culture of safety from day one. Doing so not only ensures compliance but also protects residents, minimises risk, and future-proofs assets against tightening regulations. In today’s market, robust fire safety is not just a legal necessity, it’s a hallmark of responsible, high-quality student accommodation.

Visit our Global Facilities website for more information.