The Lithium-ion Battery Condundrum Facing Landlords

January 12, 2024 Edward Dever

The increased use of lithium-ion powered devices such as e-scooters presents a conundrum for landlords and strata committees.

A rise in the number of lithium-ion linked fires in homes is occurring amid a vacuum of government standards for dealing with these risks.

"Research by the organisation EV Fire Safe found that if a battery goes into thermal runaway inside a home, there is a 64% chance of being injured and requiring hospitalisation, and a 7.8% chance of death."

While there are some fire extinguishers available to suppress lithium-ion fires, in the absence of government standards, some fire safety consultants are currently reluctant to make specific recommendations in relation to lithium-ion fires.

In the linked article, Professor Christensen advises that lithium-ion devices should only be charged outside.

The Owners Corporation Network, an independent body representing apartment owners, has now made a similar recommendation.

But how practical is this suggestion in the context of apartment living? And are landlords and strata committees really aware of the number of devices currently used in their properties? (OCN has suggested that strata management maintain e-scooter and e-bike registers.)

Given the number of devices in properties across Australia, the risk seems relatively small at present but experts warn the risk increases where people use cheaper mismatched chargers or engage in unsafe charging practices.

Fire blankets commonly available are inadequate for dealing with lithium-ion related fires. Fire blankets capable of suppressing lithium-ion fires are coming to market but are generally not of an appropriate size or realistically priced for home use. Over time, this should change.

The insurance sector appears silent on the issue. But there is a risk of fires from lithium-ion batteries forming an exclusion from future policy coverage or at least a reluctance on the part of insurance companies to honour coverage if (as yet undefined) appropriate charging practices are not followed.

In the meantime, landlords and strata committees await the development of appropriate government standards for charging lithium-ion devices and dealing with related fires.

The ‘ticking time bombs’ inside Aussie homes sparking a rising number of fires

Owners Corporation Network proposes new e-bike, e-scooter rules

January 2024

The content of this publication is intended to provide a general overview on matters which may be of interest. It is not intended to be comprehensive. It does not constitute advice in relation to particular circumstances nor does it constitute the provision of legal services, legal advice or financial product advice.

Why Don't More Landlords Install Fire Blankets?

October 18, 2019 Edward Dever

I was recently asked for my suggestion on the best risk minimisation factor for residential rental properties.

A number of managing agents have been circulating their annual fire safety tips and none has touched on this issue. Yes, you should have adequate insurance and you must comply with the relevant state legislation on smoke alarms and, in Queensland, start gearing up for the more stringent smoke alarm requirements effective in January 2022.

However, beyond the legal requirements on landlords, you should install a fire blanket in the kitchen of any residential rental property you own. It simply makes good sense.

One of the main fire risk danger areas in any residential rental property is the kitchen and the risk of stove top or hot plate fires. Any fire needs to be extinguished quickly to prevent the spread of flames, damage to the property and the risk of injury to the tenant. In the unfortunate event of a fire, ready access to a fire blanket may enable a tenant to smother the flames and minimise damage to the property and risk to themselves.

Fire blankets are a sensible pro-active approach to fire risk management and should be considered an essential addition to any residential rental property. They are inexpensive (less than $10.00 each from retailers such as Bunnings) and should be checked between tenancies to determine if a replacement is needed.

I am always amazed when I talk to managing agents that more landlords do not install fire blankets in their residential rental properties. There are times when it makes sense to think beyond the strict legal responsibilities of a landlord. I expect any landlord who suffers a fire in one of their kitchens would regret their decision not to spend the cost of a couple of cups of coffee on this measure.

To date, I have only ever had one fire blanket used but its availability at the time doubtless saved money and minimised the risk of harm to the tenant and neighbouring tenants.

Of all the measures that landlords can take to protect their investments, one of the best measures is also one of the least expensive.

Make sure you put one in your own kitchen as well.

PELEN

October 2019

Smoke Alarms - Regime Change for Qld Rental Properties

December 21, 2016 Edward Dever

What Landlords Need To Know

From 1 January 2017, new rules for smoke alarms come into force in Queensland.

Landlords need to be aware of these changes. There are two key dates for smoke alarm upgrades – 1 January 2017 and 1 January 2022.

For existing dwellings, when replacing smoke alarms after 1 January 2017, photoelectric smoke alarms must be used. The existing requirements for testing smoke alarms prior to the commencement of a tenancy or any tenancy renewal remain.

More detailed rules apply from 1 January 2022. For any new or renewed tenancy, interconnected smoke alarms must be installed in each bedroom and hallway. Smoke alarms must be photoelectric, less than ten years old and not also contain an ionisation sensor. Smoke alarms must be hardwired or powered by a non-removable ten year battery.

Separate rules apply from 1 January 2017 to new dwellings and where dwellings are substantially renovated. Among other things, smoke alarms must be hardwired to the mains power supply with a secondary power source such as a battery.

A dwelling is considered to be substantially renovated if the building work is carried out under a building development approval for alterations to an existing building and the alterations (and any other approved or completed structural alterations in the past three years) represent more than half of the volume of the existing building.

Landlords of Queensland properties should audit their smoke alarms to ensure they remain up to date and comply with the new requirements.

Further details on the smoke alarm changes can be found here – QFES – Smoke Alarms.

PELEN

December 2016