Lithium-Ion Battery Fires Are Surging—Here’s How to Keep Your Property Safe

When the London Fire Brigade released new data this spring showing it now attends an e-bike or e-scooter battery fire every two days, it sent a jolt through the property world. In the last year alone the capital saw 160 battery-related fires, three fatalities and around 60 injuries—a record high that’s still climbing. (Home)

If you manage flats, PBSA blocks, or even a single HMO, a charging e-bike in a hallway can turn one faulty cell into a fully developed fire within seconds. And with the Government’s February 2025 research report confirming “unsafe design and foreseeable misuse” as root causes, the risk is now firmly on every responsible person’s radar. (FSM MAGAZINE - Home)

Below, we’ll break down why lithium-ion batteries are failing, what the new guidance means, and—most importantly—how to protect your residents and your compliance record.

🔥 1. Why Are E-Bike Batteries Catching Fire?

1. Thermal runaway – one overheated cell triggers a chain reaction, releasing flammable electrolyte.

2. Cheap conversion kits – batteries that bypass certified Battery Management Systems (BMS) fail fast. (metroSTOR UK)

3. Incompatible chargers – mixing voltages or leaving packs on charge overnight is a common ignition source.

4. Physical damage – delivery riders drop bikes; cells rupture silently until the next charge cycle.

The Government’s 2025 study even found “some batteries exceeded voltage limits during basic lab tests”—meaning defects are built-in before the bike ever hits the road. (FSM MAGAZINE - Home)

📜 2. What the Latest Guidance Says

• OPSS Statutory Guidelines (Dec 2024) now require e-bike batteries to include thermal-runaway prevention.

• Product Safety & Metrology Bill (in Parliament 2025) will tighten import checks on chargers and conversion kits.

• LFB #ChargeSafe campaign urges landlords to ban charging in escape routes and fit Grade D smoke detection near battery stores.

Ignoring these recommendations isn’t just a PR risk—it could expose you to civil claims if a fire occurs.

🧩 3. Five Practical Steps for Property Managers

1. Create a Battery Register
   Log every resident e-bike or e-scooter, serial number, and charger type—just as you would with gas appliances.

2. Designate Safe Charging Zones
   Use ground-floor rooms with fire doors and smoke detection; prohibit charging in stairwells or corridors.

3. Issue a House Policy
   Ban generic chargers and DIY conversions. Provide QR-code posters linking to the LFB’s safety advice.

4. Add a “Battery Check” to Digital Logbooks
   Certie users can schedule a monthly visual inspection: look for swelling, heat marks, or damaged casings.

5. Book a Specialist Inspection
   Annual thermal-imaging checks on communal battery stores can spot failing cells before they ignite.

📈 4. The Compliance Pay-Off

Digitising your logbooks and adding battery checks means:

• Instant evidence when insurers ask for mitigation measures.

• Automated reminders so no check slips through the cracks.

• Portfolio-wide visibility—see every overdue battery inspection in one dashboard.

Given the LFB’s warning that “batteries can block escape routes within seconds,” proactive management isn’t optional—it’s the difference between a minor incident and a front-page tragedy.University College of Estate Management

🧹 Housekeeping: The Unsung Fire-Safety Measure

A surprising number of battery fires escalate because of one simple thing: clutter. Cardboard boxes, cleaning rags, and spare furniture stacked around a charging bike turn a small flame into a corridor-blocking inferno in seconds.

Here’s the housekeeping checklist we share with every site team:

1. Keep escape routes clear. No charging, storing or even “just leaving it overnight” in hallways or stairs—ever.

2. Create a one-metre safety bubble. Nothing stored within arm’s reach of a charging battery pack.

3. Remove flammable trash daily. Cardboard, aerosols, oils and solvents amplify heat and speed.

4. Inspect charging areas weekly. Add a “housekeeping check” to your digital logbook so it never slips.

Good housekeeping isn’t glamorous, but it’s the cheapest, fastest way to cut fire spread.

🚀 Final Word

Lithium-ion tech isn’t going away—but the fires are preventable. By combining clear house rules, safe-charging design, and digital logbooks that prove you’re on top of the risk, you’ll protect lives and your compliance record.