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Building fire safety is a key responsibility for property managers as emerging hazards require proactive measures to protect occupants and assets. With the rise in lithium-ion battery fires, the U.S. Fire Administration are responding to these dangerous incidents by providing strategies to mitigate these fires. As property managers begin to understand the responsibilities of managing these risks, more companies are acting, including BOMA International’s Industrial Committee. Samuel Lopez, Director, Federal Affairs shared the following update recently: Our advocacy team is promoting H.R. 1797, the Standards for Lithium-Ion Batteries Act at the House and Senate to require the “Consumer Product Safety Commission to promulgate a consumer product safety standard with respect to rechargeable lithium-ion batteries used in micromobility devices and for other purposes.” This act was created out of response to the plethora of violent lithium battery explosions hitting the nation. For more on this particular threat, see the BOMA Policy Brief, “Battery Fires from Electric Bikes and Scooters .”
With lithium battery guidance a top priority in commercial real estate, property managers should refresh their fire protection knowledge, especially during October, recognized as Fire Safety Month. In conversation with Ralph E. Bless, Jr., PE, CFPS, SET, Executive Vice President, Innovation and Excellence, Telgian Engineering & Consulting, LLC, he provides his expertise from his 40-year career in fire protection. Read his insights below to learn more:
Why are regular inspections and maintenance essential for preventing fire hazards, particularly when facilities repurpose spaces for storing flammable materials such as hand sanitizer?
Hand sanitizer, often perceived as a safe item, is actually an ignitable and combustible liquid. Similar to how parts were previously washed with gasoline, hand sanitizer poses a fire hazard due to its flammability. When heated, the bottles can fail, leading to pool fires that may ignite surrounding materials, such as carpeting and furniture. Fire codes restrict the quantity of combustible materials in office environments, which are typically considered low-hazard spaces with minimal fire loads (e.g., desks, paper, and trash). However, introducing flammable substances like hand sanitizer increases the fire risk, as they ignite more easily and spread faster than conventional materials. As a result, regular inspection and testing of fire protection systems is integral. Building and fire codes mandate these inspections occur frequently—often quarterly—rather than annually as many believe. As Hiller Fire’s article describes, quarterly inspections can be vital for detecting any potential issues early on. Consistent maintenance can identify problems early, ultimately reducing overall costs and ensuring safety.
What are the main challenges associated with balancing fire safety codes and security measures, such as in active shooter scenarios?
Property managers often overlook the egress or ability to escape a facility. Ensuring clear pathways and access to exits is crucial for fire safety. Walkways, corridors, and exterior doors must be regularly checked to prevent obstructions, such as flooding or parked vehicles, which can block exits. This is especially important in commercial real estate, including retail spaces, where clear access for emergency services is vital. One challenge in addressing active shooter situations is the conflict between fire safety codes and security measures. NFPA 3000, for instance, “a framework for communities to develop programs that integrate the planning, response and recovery to active shooter hostile events” (as defined from Fire Rescue’s article ) was developed to provide guidelines for active shooter responses, but discrepancies remain. For example, in facilities like hospitals, pulling a manual fire alarm typically unlocks doors to facilitate evacuation. However, in an active shooter scenario, this could allow the shooter access, necessitating controlled access instead. This tension between fire codes, which prioritize egress, and security measures, which aim to lock down the facility, highlights the ongoing need for collaboration and development of best practices in safety protocols.
Why are lithium-ion batteries a significant fire risk, and how can improper handling or charging lead to dangerous incidents?
Lithium-ion batteries pose several safety concerns, particularly regarding their quality, containment and charging practices. Many battery packs consist of 18650 cells, and hazards arise from puncturing the battery pack or using improper chargers, leading to thermal runaway events. Such incidents can result in violent fires, as is exemplified by a tragic incident that happened to someone I knew personally, involving a fire due to a charging drill. This resulted in their home being destroyed in three minutes. In general, the firefighting community faces challenges in effectively combating fires caused by electric vehicles (EVs) and lithium-ion batteries. Pouring water on these fires can be inefficient, often requiring significant amounts of water that may not be readily available. Some fire departments employ methods like isolating the vehicle to prevent the fire from spreading or submerging it in water. However, establishing such practices in fire codes presents challenges. The concept of separation is vital, similar to fire prevention strategies in buildings, where maintaining distance can limit damage.
As lithium-ion batteries proliferate in various consumer products, attention must be paid to their safe disposal and recycling. Without proper disposal methods, improperly discarded batteries can lead to dumpster fires. The industry is working on solutions, including battery recycling containers. There is a need for improved training and research on how to safely manage lithium-ion battery fires, particularly for first responders. Different vehicles have unique battery configurations, and effective firefighting techniques, such as using high-pressure water to access and cool the battery directly, are being explored. Simply applying water to the exterior of vehicles often does not adequately suppress the fire. To learn more about lithium-ion batteries in general, as well as their overheating risks, click here to read this lithium-ion battery guidance publication from Navigators & General.
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