As a landlord, fire safety for your property is one of your key responsibilities. And if you’ve seen some of the stories in the media about fires caused by electric vehicle batteries, you might be worried about how to handle things if your tenant has one.
Why are e-vehicles a particular concern?
It’s really down to the size of the lithium-ion battery that powers them, which can become a hazard if it doesn’t meet safety standards and/or isn’t used and charged correctly.
When lithium batteries catch alight, it’s not a ‘normal’ fire. “Fires involving lithium batteries can be ferocious, producing jets of flame, and can be extremely challenging to put out. This type of fire also produces a highly flammable, explosive and toxic vapour cloud which should never be inhaled.”
- Dominic Ellis, Deputy Commissioner of the London Fire Brigade.
Although lithium batteries are commonly found in things like phones, tablets and laptops, the battery for e-bikes and e-scooters is larger, and therefore presents a bigger fire risk with potentially much more serious consequences.
What causes e-bike and e-scooter batteries to become a serious risk?
If they conform to UK safety standards and are stored, handled and charged correctly, there’s very little risk. However, they can become a serious hazard when:
- Unregulated products are bought online and the batteries don’t meet UK safety standards.
- They’re not charged using a compatible charger. Bikes and scooters are charged at a specific output voltage and current, and using an incompatible charger can result in serious damage to the battery.
- A conversion kit has been used. These are not currently regulated and can be bought online for a fraction of the cost of a ready-built e-bike.
According to data from the London Fire Brigade, 155 e-bike fires and 28 e-scooter fires were recorded in the capital last year - a 78% increase on 2022. And in the first 6 months of 2023, out of 73 e-bike fires in London:
- More than two-thirds involved failure of the battery
- At least 40% involved a converted e-bike
- More than 40% were believed to be on charge at the time
How can you protect your property?
With the London Fire Brigade saying that e-bikes and e-scooters remain London’s fastest growing fire risk, landlords are right to be concerned about their tenants keeping these battery-charged vehicles on the premises.
At the same time, they offer a much more carbon emission-friendly mode of transport than motor vehicles and can be quicker and more convenient than taking public transport. So it’s no surprise that they’re becoming increasingly popular among tenants.
Our advice is that, because there’s no specific law around e-vehicles in rented properties, landlords should treat them in the same way as pets – i.e. add a clause to the tenancy agreement that requires tenants to request permission if they want to keep an e-bike or e-scooter. As with pets, any such request should not unreasonably be refused.
If they will be keeping e-vehicles at the property:
- Check your landlord insurance provider covers you for damage from e-vehicle lithium-ion battery fires
- If possible, provide a secure storage facility outside the property – e.g. in a garage or shed
- Ideally, ensure the storage area has electricity so batteries don’t need to be charged in the property
- Install additional smoke detectors in the locations where your tenant will store their vehicle and charge the battery
- Ask tenants to sign a ‘safety rules’ document at the same time as their tenancy agreement, where they agree, for example:
- To only use manufacturer-approved batteries and chargers that meet UK safety standards
- To follow the manufacturer’s instructions, particularly around temperature thresholds and maximum charge levels
- Not to block escape routes with their e-vehicle
- Never to charge batteries when they’re out or asleep
- To unplug the battery once it’s charged
- To disconnect batteries when they’re not in use
- Not to use batteries that have been damaged, e.g. by being dropped
- Direct tenants to the advice provided by the London Fire Brigade and its #ChargeSafe campaign
- Remind tenants that their possessions are not covered by your landlord insurance, so they will need to obtain their own contents insurance. Tenants can get an online quote through our partner First2Protect here.
If we manage your property, we’ll let you know if we think you should install any additional fire safety measures and will make the appropriate checks throughout the tenancy.
You can also take a look at the London Fire Brigade’s guidance for landlords on the safe storage and charging of these vehicles, which has a particular focus on mitigating fire risks in communal areas.
If you have any questions about tenants keeping e-vehicles or about fire safety more generally, you can find the contact details for your local Your Move lettings team here.
The Your Move Content Marketing Team
