Lithium batteries now power many everyday devices in apartment buildings, including e-bikes, scooters, laptops, power tools, and mobile phones. While convenient, these batteries also introduce a growing fire risk for owners corporations across Melbourne and Victoria.
At Strata Management Consultants, we are seeing more Committees ask how they can reduce lithium battery fire risks while maintaining compliance and protecting residents.
A lithium battery fire can spread rapidly through common areas and shared infrastructure, placing residents, property, and Committees under significant pressure. Proactive planning is now an important part of strata fire safety management.
Key takeaways:
- Lithium battery fires can spread quickly in strata buildings and place multiple residents at risk.
- Owners corporations should implement clear charging, storage, and disposal guidelines for residents.
- Victorian Committees have legal responsibilities to maintain safe common property and manage building risks.
- Fire safety audits, resident education, and proactive strata management can help reduce liability and improve compliance.
Why lithium batteries pose a unique risk in strata buildings
Lithium-ion batteries store a large amount of energy in a compact space. If damaged, poorly manufactured, overcharged, or exposed to excessive heat, they can enter a dangerous process known as thermal runaway.
Thermal runaway occurs when a battery rapidly overheats and creates a self-sustaining fire reaction. These fires can produce intense heat, toxic smoke, and explosions that are difficult to extinguish.
This becomes particularly dangerous in strata buildings where:
- residents live in close proximity
- corridors and storage areas are shared
- charging devices are often left unattended
- evacuation pathways may be affected by smoke
Fire Rescue Victoria has reported increasing incidents involving lithium-ion battery fires across residential buildings and apartments.
For many owners corporations, e-bike and scooter charging is now becoming one of the fastest-growing fire safety concerns in Melbourne apartment communities.
What can Strata Committees do to manage lithium battery risks?
Reducing lithium battery risks requires both building-level planning and resident awareness. Committees should focus on prevention, education, and clear operational procedures.
Conduct regular fire safety audits.
Routine inspections of common areas, storage spaces, and charging locations can help identify potential hazards before they escalate.
This may include:
- checking for unsafe charging practices
- reviewing ventilation in storage rooms
- assessing emergency access pathways
- ensuring extinguishers and alarms are suitable and operational
Buildings should also review whether current fire safety procedures reflect modern battery-related risks.
Establish safe charging practices for common areas
Charging devices in corridors, stairwells, or enclosed storage rooms can significantly increase fire risks.
Committees should consider:
- prohibiting charging in escape routes
- creating designated charging areas
- improving ventilation in approved charging spaces
- implementing rules for e-bikes and scooters on common property
Clear communication is important so residents understand both the risks and the building’s expectations.
If your current strata manager is not proactively addressing fire safety risks, it may be time to speak with a Consultant about improving your building’s management support.
Provide guidelines for residents on battery storage and disposal
Incorrect disposal is another common cause of lithium battery fires.
Residents should never place damaged batteries or devices into household rubbish bins. Instead, batteries should be taken to approved council collection points or recycling facilities.
Committees can support safer practices by:
- distributing resident notices
- displaying signage in bin rooms
- including battery disposal reminders in newsletters
- sharing local council disposal information
To support residents, Committees and owners corporations can use a simple guideline like this to promote safe storage and disposal of lithium batteries:
Engage fire safety experts
Working with fire safety Consultants and qualified contractors can help owners corporations develop building-specific risk management strategies.
Professional guidance may assist with:
- reviewing emergency procedures
- assessing charging zones
- updating building rules
- identifying compliance gaps
We have also seen Melbourne Committees reassess their management arrangements after discovering gaps in fire safety planning and contractor oversight within their building.
Legal and compliance considerations for Strata Committees
Under the Owners Corporations Act 2006, owners corporations have duties to repair and maintain common property and exercise due care and diligence when carrying out their functions.
In practice, this includes identifying and managing safety risks that may affect residents and shared property.
For lithium battery risks, Committees should adopt an ongoing approach to fire safety management rather than relying on one-off compliance checks.
Step 1: Design and building approval
Building designs and fire systems must comply with Victorian building and fire safety requirements.
This includes:
- smoke alarms
- sprinkler systems
- emergency exits
- fire-resistant construction requirements
For more details, refer to the Victorian Building Authority (VBA) – Residential Fire Safety Systems.
Step 2: Community fire safety guidance
Once occupied, apartment buildings should maintain practical fire safety procedures for residents and shared spaces.
This includes guidance around:
- battery charging
- storage of hazardous items
- emergency evacuation awareness
- safe use of common property
For guidance, refer to the Country Fire Authority (CFA) – Fire Safety in Apartment Buildings.
Step 3: Risk management and workplace safety
If contractors, building staff, or maintenance personnel are involved, owners corporations should also consider workplace safety obligations and emerging battery safety alerts.
This may apply to:
- contractor charging stations
- maintenance equipment
- battery-powered tools stored onsite
For more information, refer to WorkSafe – Lithium Battery Safety Alerts.
Step 4: Ongoing Fire Safety Strategy
Fire safety responsibilities continue throughout the operational life of the building.
Committees should regularly review:
- emergency procedures
- fire equipment servicing
- resident communications
- contractor management
- building rules
For ongoing reference, see Fire Rescue Victoria (FRV) Fire Safety Guidelines.
By following this process, Committees move from compliance at the design stage, to community safety in operation, through to long-term risk management.
Practical Ways for residents to reduce battery fire risks
While Committees establish building-wide policies, residents also play an important role in reducing fire risks.
Follow safe charging practices
Residents should:
- follow manufacturer charging instructions
- avoid overnight charging
- avoid charging devices near flammable materials
- unplug batteries once fully charged
Cheap or damaged chargers should never be used.
Recognise warning signs of battery failure
Residents should stop using batteries immediately if they notice:
- swelling
- overheating
- unusual smells
- leaking
- smoke
- discolouration
Early reporting can help prevent larger incidents.
Use certified devices and chargers
Counterfeit batteries and chargers significantly increase fire risks.
Residents should purchase replacements from reputable suppliers and avoid uncertified products.
Protecting your strata building from fire risks
Lithium battery risks are becoming a larger concern across Victorian apartment buildings, particularly as e-bikes and battery-powered devices become more common.
For Committees, fire safety is not only about compliance. It is about protecting residents, reducing liability exposure, and ensuring the building is managed responsibly.
At Strata Management Consultants, we help owners corporations improve compliance, maintenance oversight, and proactive risk management across Melbourne strata communities.
If your current manager is reactive instead of proactive when it comes to building safety, our Consultants can help you review your current management arrangements.
For a no-cost review and clear next steps, call 03 9007 2618 or message us here.
