# Fire-Rated Door Installation Toronto | NFPA 80 > Fire-rated door installation in Toronto. 20 to 90-minute assemblies to CAN/ULC-S104 and NFPA 80, written compliance report included. Typically $2,500-$7,000. URL: https://torontocommercialdoorrepair.ca/fire-rated-door-installation/ Fire & Life Safety B2B Commercial Only # Fire-Rated Door Installation Toronto, ON | 60-min, 90-min NFPA 80 Compliant By Toronto Commercial Door Repair Crew | Last updated: October 12, 2026 Fire-rated doors protect stairwells, corridors, suites and service rooms, and an inspector will check every label. Installation covers 20, 45, 60 and 90-minute hollow metal and wood door assemblies tested to CAN/ULC-S104 and installed per NFPA 80, with labelled frames, fire-rated glazing, listed hinges, LCN or Dorma closers and Von Duprin 98/99 fire exit hardware. Every install includes a written NFPA 80 compliance report. $2,500 - $7,000 per assembly installed - Labelled door and frame - Fire exit hardware - Clearance and latch check - Written NFPA 80 report Timeline: 1 day per opening typical; crew of 2 **Commercial doors only:** we do NOT service residential, garage or interior doors. Get a Written Quote [#capture-form →](#capture-form) Call 24/7 (437) 555-0146 [tel:+14375550146 →](tel:+14375550146) ![Crew installing a labelled 90-minute hollow metal fire door in a Toronto office tower stairwell](/images/misc/crew-installing-a-labelled-90-minute-hollow-metal-.webp) CDHA Member / WSIB + $5M CGL 500+ commercial properties 24/7 EMERGENCY DISPATCH CDHA MEMBER NFPA 80 TRAINED WSIB + $5M CGL Common Problems We Fix ## What Goes Wrong Before Property Managers Call About Fire-Rated Doors? ### Fire orders and failed inspections Painted-over labels, oversize gaps, missing closers and non-latching doors are the findings Toronto Fire Services writes up most. ### DIY fixes that void labels Drilling, cutting, adding unlisted hardware or filling gaps with the wrong material can void a fire door label. ### Lease and insurance exposure Non-compliant fire separations create lease violations and liability for owners and property managers. ### Disrupted stair access Stairwell door work has to keep tenants moving and exits available while it happens. ## What Makes a Door Fire-Rated? A fire-rated door is not just a heavy door. It is a tested assembly: a labelled door, a labelled frame, listed hinges, a closer, latching hardware and, where fitted, fire-rated glazing, all installed to work together. Change one part the wrong way and the whole assembly can lose its rating. In Canada, fire door assemblies are tested to CAN/ULC-S104 and frames to CAN/ULC-S105. The test result appears as a label on the door and frame showing the rating, typically 20, 45, 60 or 90 minutes. Installation and maintenance follow NFPA 80, which is referenced by the Ontario Fire Code and OBC Part 3. Fire door work is a core part of our commercial door repair and installation service in Toronto [/ →](/) , and every rated opening we touch is checked against its label. ## Where Fire Doors Are Required - **Stairwells and shafts:** often 60 or 90-minute assemblies - **Corridors and suite entrances:** often 20 to 45-minute assemblies - **Service, electrical and storage rooms:** rating depends on the separation - **Condo corridors and garbage rooms:** common inspection targets in residential towers The required rating comes from the fire separation the door sits in. We read the drawings or the existing label and match it. ## What NFPA 80 Inspectors Look For 1. Labels on door and frame present and legible 2. Clearances within limits at the head, edges and bottom 3. Door self-closes from any open position 4. Latch engages positively every time 5. Hinges, closers and exit devices are listed for the door 6. No holes, unlisted hardware or field modifications 7. Glazing, if present, is fire-rated and properly installed 8. No wedges, kick-downs or unapproved hold-opens Every install and inspection we do runs through these points, and the results go into a written NFPA 80 compliance report. ## Fire Door Installation Cost Guide | Assembly | Typical range (CAD, installed) | | --- | --- | | 20 or 45-minute door in existing labelled frame | $2,500 - $3,800 | | 60-minute hollow metal door and labelled frame | $3,500 - $5,500 | | 90-minute stairwell door with fire exit hardware | $4,500 - $7,000 | Rated glazing, pairs, electrified hardware and access conditions affect the final number. Your written CAD scope confirms it. ## Responding to a Fire Order Toronto Fire Services and other GTA fire departments issue orders when fire separations are not maintained. Typical findings are painted labels, oversize gaps, missing or failing closers and doors that do not latch. The faster you respond, the easier the re-inspection. On one North York office tower, the PM received a fire order listing 11 stairwell doors. The crew replaced five non-compliant doors with labelled 90-minute assemblies, corrected gaps and closers on the rest and delivered a written NFPA 80 report. Tenant stair access stayed open throughout and the order was closed on the first follow-up visit. ## Why DIY Repairs Fail Fire Inspections Well-meaning fixes cause many fire door failures: a hole drilled for a new lock, a gap filled with wood trim, a residential closer swapped in, a kick-down stop added to prop the door. Each one can void the label. NFPA 80 limits what can be done in the field. When a door is damaged beyond permitted repairs, it is replaced with a labelled assembly. ## Fire Exit Hardware and Closers Rated doors that are also exits need fire exit hardware, such as Von Duprin 98/99 devices listed for fire doors, with no dogging. Closers must suit the door and keep it self-closing. See commercial door closer repair [/commercial-door-closer-repair/ →](/commercial-door-closer-repair/) for closer work and fire exit door replacement [/fire-exit-door-replacement/ →](/fire-exit-door-replacement/) for egress doors. ## Keep Fire Doors Compliant Fire doors wear like any other door. Closers leak, hinges sag and gaps open up. A commercial door maintenance contract [/commercial-door-maintenance-contracts/ →](/commercial-door-maintenance-contracts/) checks every rated door on a schedule and produces a written NFPA 80 report after each visit, so you are ready for the fire marshal walkthrough before it happens. Pricing Transparency ## How Much Does Fire-Rated Door Installation Cost in Toronto? Fire-Rated Door Installation $2,500 - $7,000 per assembly installed (CAD, before HST) - Ranges only, never a verbal number - $225 service call credited to same-visit repair - Final price confirmed in a written CAD scope What moves the price Door type and stile, hardware brand and grade, fire rating, access, after-hours timing and how many openings are done in one visit. Payment 30% deposit over $2,500, NET-15 for PMs. e-Transfer, cheque, Visa/Mastercard. Warranty Workmanship warranty plus manufacturer warranties passed through. Terms on your written estimate. Insurance We direct-bill major commercial property insurance claims for break-ins, vandalism and impact damage. How It Works ## How Does Fire-Rated Door Installation Work, Step by Step? 1. 1 ### Survey and label check Each opening is inspected for rating, label, clearances, hardware and glazing, and listed on a written scope. 2. 2 ### Specify labelled components Doors and frames tested to CAN/ULC-S104, listed hinges, closers and fire exit hardware are specified per opening. 3. 3 ### Install per NFPA 80 Assemblies are installed without label-voiding modifications, and work is staged to keep exits available. 4. 4 ### Test and report Self-closing, positive latching and clearances are verified, and a written NFPA 80 report is delivered. No work starts until you approve a written CAD scope, and the $225 service call is credited to a same-visit repair. Get a Written Quote [#capture-form →](#capture-form) Call 24/7 [tel:+14375550146 →](tel:+14375550146) Free Cost Tool ## Try the Door Service Contract Estimator Estimate the annual cost of a preventive maintenance agreement for your building or portfolio. Use the estimator [/tools/service-contract-estimator/ →](/tools/service-contract-estimator/) What Makes Us Different ## Why Do GTA Property Managers Choose Us for Fire-Rated Doors? ### NFPA 80 trained crew Technicians trained on NFPA 80 install and inspect fire door assemblies every week. ### Written compliance report Every install includes a written NFPA 80 report you can hand to the fire marshal. ### Labelled components only Doors and frames tested to CAN/ULC-S104 with listed hardware. No label-voiding shortcuts. ### Exits stay open Work is staged so at least one compliant exit is always available to tenants. Recent Work ## Fire-Rated Door Installation Work Across the GTA Click any photo to enlarge. More before-and-after shots are in the project gallery [/gallery/ →](/gallery/) . Related Services ## Related Commercial Door Services ![Technician testing a new panic bar on a replaced steel fire exit door in an industrial building](/images/misc/technician-testing-a-new-panic-bar-on-a-replaced-s.webp) [/fire-exit-door-replacement/ →](/fire-exit-door-replacement/) ### Fire Exit Door Replacement [/fire-exit-door-replacement/ →](/fire-exit-door-replacement/) $2,800 - $6,500 Exit doors must open freely, close on their own and latch every time, or the building fails inspection. Replacement covers steel and fire-rated egress doors with Von Duprin rim, vertical rod and mortise exit devices, labelled frames where required, and closers adjusted for self-closing and positive latching under the Ontario Fire Code and OBC Part 3. Replacement is staged to keep at least one compliant exit open at all times. Includes: Egress door and frame·Exit device install·Self-closing and latching check·Inspector documentation Timeline: 1 day per opening typical; crew of 2 A Scarborough industrial landlord received a fire inspection notice for two rusted rear exit doors that no longer latched. The crew replaced both with insulated hollow metal doors, new Von Duprin 99 devices and labelled frames, and staged the work so one exit stayed open. Both doors were done in a single day, and documentation went to the inspector the same week, closing the notice. Request a free Fire Exit Door quote [/fire-exit-door-replacement/ →](/fire-exit-door-replacement/) ![Technician adjusting the valves on an LCN surface closer above a condo corridor fire door](/images/misc/technician-adjusting-the-valves-on-an-lcn-surface-.webp) [/commercial-door-closer-repair/ →](/commercial-door-closer-repair/) ### Commercial Door Closer Repair [/commercial-door-closer-repair/ →](/commercial-door-closer-repair/) $350 - $850 Door closers are the most-replaced hardware on any commercial opening, and Toronto freeze-thaw cycles make them leak, slam or fail to latch. Service covers surface-mounted, concealed overhead and floor closers from Dorma, LCN and Hager, including the LCN 4040XP and Dorma 8900 series. Technicians adjust sweep, latch and backcheck valves, swap leaking bodies and confirm fire doors self-close and positively latch to NFPA 80. Includes: Sweep and latch adjustment·Leaking closer replacement·Arm and drop plate swap·Fire-door latch check Timeline: Same-day typical; crew of 1 A North York condo board had 18 corridor fire doors failing to latch ahead of a fire marshal walkthrough. The crew replaced six leaking LCN closers, adjusted the rest and documented every door in a written NFPA 80 report. All 18 doors passed on the re-inspection, and the board moved the building onto a semi-annual service contract. View Commercial Door Closer Repair details [/commercial-door-closer-repair/ →](/commercial-door-closer-repair/) ![Technician lubricating a pivot and checking a closer during a condo lobby maintenance visit](/images/misc/technician-lubricating-a-pivot-and-checking-a-clos.webp) [/commercial-door-maintenance-contracts/ →](/commercial-door-maintenance-contracts/) ### Commercial Door Maintenance & Service Contracts [/commercial-door-maintenance-contracts/ →](/commercial-door-maintenance-contracts/) $1,200 - $4,800/yr Most commercial door emergencies start as an adjustment nobody made. Quarterly or semi-annual agreements give property managers a scheduled crew for closer adjustment, hinge and pivot lubrication, panic hardware function tests, automatic door safety checks and weatherstripping inspection across every opening. Each visit ends with a written report, including the NFPA 80 compliance report fire marshals ask for. Contract clients get priority dispatch, a 15% parts discount and NET-15 terms. Includes: Quarterly or semi-annual visits·Written NFPA 80 report·Priority dispatch·15% parts discount Timeline: Half-day per building visit typical; crew of 1-2 A North York PM moved a three-building portfolio onto a quarterly agreement after a year of surprise invoices. Each visit covers closers, hinges, panic hardware and automatic doors, with an NFPA 80 report ready before the fire marshal walkthrough. Priority dispatch now covers all three addresses, and emergency calls across the portfolio dropped noticeably in the first two quarters. See Service Contract pricing and options [/commercial-door-maintenance-contracts/ →](/commercial-door-maintenance-contracts/) View all 22 commercial door services [/services/ →](/services/) Fire-Rated Door Installation service area: Toronto (2-hour typical emergency arrival) plus Mississauga [/service-areas/mississauga/ →](/service-areas/mississauga/) , Vaughan [/service-areas/vaughan/ →](/service-areas/vaughan/) , Markham [/service-areas/markham/ →](/service-areas/markham/) , Brampton [/service-areas/brampton/ →](/service-areas/brampton/) , Richmond Hill [/service-areas/richmond-hill/ →](/service-areas/richmond-hill/) , Oakville [/service-areas/oakville/ →](/service-areas/oakville/) , Scarborough [/service-areas/scarborough/ →](/service-areas/scarborough/) , Etobicoke [/service-areas/etobicoke/ →](/service-areas/etobicoke/) , North York [/service-areas/north-york/ →](/service-areas/north-york/) , Newmarket [/service-areas/newmarket/ →](/service-areas/newmarket/) and 15 more GTA municipalities within about 50km (4-hour typical arrival across the 905). See all service areas [/service-areas/ →](/service-areas/) Client Feedback ## What Clients Report After Fire-Rated Doors Work Clients report the same three things: fast arrival, a written scope before work, and invoices that match it. Joanne R. | Newmarket$4,100 > "A customer complaint about our heavy front doors pushed us to add accessible operators. The crew installed a low-energy operator with bollard-mounted push plates, set the opening force and speed, and walked us through the AODA requirements so we understood what we were buying. It took one day and the price matched the written quote. Older customers have thanked our staff more than once since." Retail plaza owner | Handicap Door Operator Installation Grace H. | Yorkville, Toronto$680 > "One visit fixed a sagging entrance door, a weak closer and a sticky push bar. The written scope matched the final bill." Office manager | Commercial Door Repair Tom B. | Scarborough$780 > "Panic bar passed inspection on the first try. Quick, clean work." Warehouse manager | Commercial Door Push Bar Repair Commercial Trade Answers ## Fire-Rated Door Installation FAQs ### How much does fire-rated door installation cost in Toronto? Typical installed fire doors run $2,500 to $7,000 per assembly. A 20 or 45-minute door in an existing labelled frame sits at the low end. A 60 or 90-minute hollow metal door and labelled frame with closer and fire exit hardware lands in the middle to upper range. Rated glazing and pairs push toward the top. ### What do 20, 45, 60 and 90-minute ratings mean? The rating is how long the assembly resisted fire in testing. Corridor and suite doors often need 20 to 45 minutes, while stairwell and shaft doors often need 60 or 90 minutes. The required rating comes from the wall it sits in under OBC Part 3. ### What is CAN/ULC-S104? CAN/ULC-S104 is the Canadian standard fire test for door assemblies. Doors and frames tested to it carry a label showing their rating. Inspectors look for that label. ### What does NFPA 80 require? NFPA 80 covers installation and maintenance of fire doors. Key points include intact labels, maximum clearance gaps, self-closing, positive latching, listed hardware and no field modifications that void the label. ### Can a fire door label be painted over? Labels must stay legible. A painted-over label is a common inspection finding. Sometimes it can be cleaned, but if the label cannot be verified the door or frame may need replacing. ### Can you certify my existing fire doors? Our NFPA 80 trained technicians inspect existing fire door assemblies, correct deficiencies such as gaps, closers and latching, and provide a written NFPA 80 compliance report. Doors damaged beyond permitted field repairs are replaced with labelled assemblies. ### Can fire doors be held open? Only with an approved hold-open device tied to the fire alarm or a smoke detector so the door releases and closes automatically. Wedges, kick-down stops and hooks are not allowed. ### Will tenants lose stair access during the work? No. We stage the work so at least one compliant exit is always available. On one North York tower, 11 stairwell doors were corrected or replaced with tenant stair access open throughout. ### Do you install fire-rated glass in doors? Yes. Vision lites in fire doors use fire-rated glazing sized to suit the door rating, installed with listed glazing kits. ### Can fire doors be added to a maintenance contract? Yes. Service contracts include fire door checks and a written NFPA 80 compliance report after each visit, ready for the fire marshal walkthrough. Still have a question about your opening? Live dispatch answers any hour. Send photos with the form for a faster written scope. Call (437) 555-0146 [tel:+14375550146 →](tel:+14375550146) Get a Written Quote [#capture-form →](#capture-form) ![Commercial door crew finishing an entrance install in Toronto](/images/misc/crew-in-navy-workwear-closing-out-a-finished-alumi.webp) Live dispatch answering now ## Ready to Book Fire-Rated Door Installation? Send the form for a written CAD scope on your fire-rated doors job within 2 business hours, or call live dispatch 24/7. Typical range $2,500 - $7,000. Call 24/7 (437) 555-0146 [tel:+14375550146 →](tel:+14375550146) - Written CAD scope first - WSIB + $5M CGL - Insurance claims direct-billed Thanks. Your request is in. Our dispatch desk will reply within 2 business hours. For an active emergency, call (437) 555-0146 [tel:+14375550146 →](tel:+14375550146) any time. ## Request a Written CAD Estimate Dispatch desk reply within 2 business hours. No verbal estimates.