QLD: Q&A Restrictions and requirements for painting fire-rated apartment doors

This article discusses the restrictions and safety requirements for painting fire-rated apartment doors in Queensland strata schemes.

Question: Are there painting restrictions for fire-rated apartment doors? Can an owner paint their own replacement door?

Our five-unit, standard module body corporate recently received its annual fire safety report, which identified that my unit’s entrance door needs replacing. The contractor’s quote states they no longer paint replacement doors. However, the body corporate manager says I can’t paint the new door myself because it requires a special fire-rated undercoat. Is this correct? Are there any specific restrictions or requirements for painting fire-rated apartment doors?

Answer: Painting a fire-rated door with non-compliant products can compromise its effectiveness.

Yes, your body corporate manager’s assertion is correct. Fire-rated doors typically require specific treatments and finishes to maintain their fire-resistance properties. Painting a fire-rated door with non-compliant products can compromise its effectiveness.

Here are some key points regarding painting fire-rated doors:

1. Fire-Rated Paint: If a fire-rated door needs repainting, it must use a fire-rated paint or finish that has been tested and approved for use on such doors. Regular paints may not provide the necessary fire-resistance.
2. Manufacturer’s Specifications: It’s important to follow the manufacturer’s guidelines for any modifications, including painting. They may specify certain products or procedures to ensure the door maintains its fire rating.
3. Body Corporate Regulations: The body corporate may have specific rules regarding alterations to common property, including fire doors. It’s advisable to check with them before proceeding.
4. Professional Services: If the company replacing the door is not offering painting services, they may have concerns about liability or compliance. Engage a professional who specialises in fire-rated doors.

In summary, consult with the body corporate and possibly a fire safety expert to ensure any work done complies with safety regulations and maintains the door’s fire rating.

Stefan Bauer
Fire Matters
E: sbauer@firematters.com.au
P: 07 3071 9088

This post appears in the November 2025 edition of The QLD Strata Magazine.

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• QLD: Q&A Fire Regulations and Fire Door Compliance
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