Lithium-Ion Batteries in Co-Ownerships: An Underestimated Risk?

Lithium-ion batteries are no longer a novelty in Quebec co-ownerships. Electric bicycles, scooters, rechargeable tools, mobility devices and, in some buildings, electric vehicles have become part of the daily lives of many occupants.

While the risks associated with these batteries have been well known for several years, their growing presence in residential buildings raises another question: do syndicates of co-ownership have the necessary tools to adequately regulate their use and storage?

A Well-Documented Risk

Fires caused by lithium-ion batteries remain relatively rare, but their consequences can be particularly severe. When a battery is damaged, contains a manufacturing defect or is charged under unsuitable conditions, it may enter a state known as thermal runaway. The heat generated can trigger a chain reaction that may lead to a fire that is difficult to control.

The growing popularity of battery-powered devices naturally increases the likelihood of such incidents. Fire departments across Canada and around the world have reported an increase in emergency responses involving lithium-ion batteries in recent years.

A Growing Reality in Co-Ownership Buildings

Unlike many other risks found in residential buildings, lithium-ion batteries are generally introduced by the occupants themselves.

A co-owner may store an electric bicycle, several spare batteries, rechargeable tools or an electric scooter in their private portion or storage space. In some cases, these devices are also charged in common portions, parking areas or service corridors.

The growing number of uses is prompting syndicates to examine their responsibilities and the measures they can implement to help protect the immovable.

Can the Syndicate Intervene?

The board of directors has a duty to ensure the preservation of the immovable and to administer the common portions in the interest of the community of co-owners. As such, it may adopt reasonable rules aimed at reducing risks to the building.

Depending on the characteristics of the co-ownership, a number of measures may be considered, including:

• regulating where electric bicycles and scooters may be stored;
• establishing conditions for battery charging;
• prohibiting the use of visibly damaged equipment;
• requiring compliance with manufacturers' recommendations;
• educating occupants about safe charging and storage practices.

The objective is not to systematically prohibit these devices, but rather to ensure that they can be used safely while protecting the building and its occupants.

The Importance of a Preventive Approach

As with many risk management issues, prevention remains the most effective tool available to syndicates.

Regular communications reminding occupants of best practices can significantly reduce risks. Occupants should, in particular, be encouraged to:

• use only chargers recommended by the manufacturer;
• avoid modified batteries or batteries of unknown origin;
• discontinue the use of any battery showing signs of deterioration;
• avoid charging batteries near combustible materials;
• promptly report any concerning situation to the property manager or board of directors.

Syndicates may also take the opportunity to review their building by-laws to ensure they adequately address current realities.

An Issue That Will Continue to Evolve

The electrification of transportation and everyday equipment continues to accelerate. Co-ownerships will therefore need to adapt their practices to keep pace with this evolving reality.

While lithium-ion batteries do not constitute a new risk, they have become an unavoidable aspect of modern property management. For syndicates of co-ownership, the challenge is no longer whether these batteries will be present in the building, but rather how their use can be regulated in a safe and reasonable manner.