Strata Managers & Body Corporates: Is Your Building Prepared for a Lithium Battery Fire?

Strata Managers & Body Corporates: Is Your Building Prepared for a Lithium Battery Fire?

Wednesday Blog Post - Strata Buildings and Lithium Battery Fire Risk

A Growing Risk in High-Density Living

Australia's strata communities house roughly one in five Australians. That's millions of people living in apartments, townhouses, and shared residential complexes — environments where a single fire event can endanger dozens or even hundreds of residents simultaneously.

Now consider this: by 2026, the average Australian household is estimated to contain around 33 devices powered by lithium-ion batteries. From smartphones and laptops to e-bikes, e-scooters, power tools, and portable chargers, these batteries are everywhere. And when they fail, the consequences can be catastrophic.

Fire and Rescue NSW has identified lithium-ion batteries as the fastest-growing fire risk in New South Wales. In Victoria, fire services now attend at least one significant lithium-battery-related fire every single week. Insurer Allianz has reported a staggering 440% increase in claims for lithium battery fires and a 900% increase in claims costs.

For strata managers, facility managers, and body corporates, this isn't a future problem — it's happening right now.

Why Strata Buildings Are Especially Vulnerable

Apartment buildings present unique challenges when it comes to lithium battery fire risk:

  • Shared corridors and limited exits: When a battery fire erupts, toxic smoke and intense heat can fill corridors within minutes, blocking escape routes for multiple residents.
  • Charging in living spaces: Many residents charge e-bikes, e-scooters, and devices in bedrooms, living rooms, or near front doors — exactly where fires cause the most danger.
  • Common property storage: Bike rooms, basement car parks, and shared storage areas can concentrate multiple lithium-ion batteries in one location.
  • Older building infrastructure: Many strata buildings lack modern fire suppression systems designed for the intensity of lithium battery fires.
  • Unregulated devices: Residents may purchase cheap, non-compliant devices online, often with substandard batteries and chargers that don't meet Australian safety standards.

A real-world example: in early 2026, an e-bike battery exploded while charging on the sixth floor of a 26-storey unit block in Sydney's George Street. Seven people were treated for smoke inhalation, and up to 100 residents were evacuated as a precaution. The only reason the fire didn't spread further was that the building's automatic sprinkler system activated.

What Strata Committees Should Be Doing

Proactive strata communities are already taking steps to manage this emerging risk. Here's what leading industry bodies and fire authorities recommend:

1. Review and Update By-Laws

Many strata schemes are now introducing by-laws that regulate the storage and charging of e-bikes and e-scooters on common property. Since the new NSW certification requirements took effect on 1 February 2026, committees have a clear benchmark: only certified and safety-marked devices should be permitted on common property.

2. Designate Safe Charging Areas

Where possible, designate well-ventilated, monitored spaces with appropriate fire safety equipment for charging e-mobility devices. Charging in corridors, stairwells, and near exits should be strictly prohibited.

3. Install Purpose-Built Fire Safety Equipment

Standard fire extinguishers are not designed for lithium-ion battery fires. Strata buildings should invest in specialist equipment including EV fire blankets and lithium-ion battery fire extinguishers positioned in key locations — particularly near bike storage areas, car parks with EV charging stations, and common property charging zones.

4. Educate Residents

Regular communication through newsletters, noticeboards, and AGMs can reinforce safe charging practices. Key messages include: only use manufacturer-approved chargers, never charge unattended or overnight, and report any damaged or swelling batteries immediately.

5. Review Insurance Coverage

The Insurance Council of Australia recommends that strata communities ensure their insurance policies provide sufficient coverage for fire events, particularly as building material costs continue to rise. Some insurers are now requiring specific disclosure about e-bike and e-scooter presence in buildings. Ensuring residents only use certified devices can be a key factor in maintaining valid building insurance.

6. Establish Battery Disposal Protocols

End-of-life lithium batteries cannot go in household bins — they've caused fires in rubbish trucks and recycling facilities. Strata committees should provide guidance on proper disposal through council-approved collection points and services like B-cycle.

Don't Wait for an Incident

The parallel with flammable cladding is uncomfortable but apt. The strata industry is still dealing with the fallout from that crisis. Lithium battery fire risk is a similar slow-building challenge that demands proactive management — not reactive scrambling after a tragedy.

At EV Fire Solutions, we work with strata managers, facility management companies, and body corporates across Australia to provide tailored fire safety advice and equipment. Our range includes:

Contact us for a tailored strata fire safety consultation →

Sources: IAG/QUT lithium battery research program; Fire and Rescue NSW incident data; Strata Community Association Queensland; Insurance Council of Australia; CHU Underwriting Agencies; Colin Biggers & Paisley Strata Law; Fire Rescue Victoria.

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