What Every Property Manager and Tenant Needs to Know
A man was forced to jump from a first-floor window to escape a fast-spreading fire caused by a charging e-scooter battery in Noel Road, Acton on Tuesday, July 16th.
The fire broke out at around 1:30pm in a house that had been converted into flats, trapping the man and several others inside.
The blaze started in the entrance hallway of one of the flats — blocking the main escape route.
In total, five people escaped before firefighters arrived, with one man taken to hospital as a precaution.
The fire was brought under control just after 2:30pm by the London Fire Brigade, but the incident highlights the serious and growing risks posed by lithium-ion batteries used in e-scooters and e-bikes.
A Real Risk in the Heart of the Home
While the fire is believed to be accidental, it was caused by the failure of a lithium battery while the e-scooter was charging — something thousands of people do every day, often without thinking twice.
But when lithium batteries fail, they don’t fizzle out — they explode into flames, releasing toxic smoke and intense heat. And it happens quickly.
This incident shows just how dangerous it can be to charge or store e-scooters near escape routes.
The fire started at the entrance, cutting off the main way out — and forcing a man to risk his life by jumping from a window.
It could have ended very differently.
Why It Matters for Letting Agents, Landlords, and Block Managers
E-scooters and e-bikes are here to stay.
They’re green, practical, and popular.
But they introduce a new fire risk that must now be factored into every fire risk assessment — especially in HMOs, apartment blocks, and multi-tenant buildings.
Property managers and landlords need to:
- Review where residents are storing and charging devices
- Ensure escape routes are completely free of combustibles
- Provide guidance to tenants on safe charging practices
- Include battery fire risks in regular fire risk assessments
This isn’t just good practice — it’s part of your duty under the Fire Safety Order (FSO).
Ignoring these risks could result in prosecution, financial loss, or worse.
No Extinguisher Will Save You From a Battery Fire
Many people assume a fire extinguisher can tackle any blaze — but standard fire extinguishers don’t work on lithium-ion battery fires.
Once a lithium cell enters thermal runaway, it rapidly heats up, causes nearby cells to catch fire, and often explodes.
Thermal runaway is like a chain reaction inside the battery — once it starts, it can’t be stopped. It’s like popcorn going off in a sealed container. You can’t cool it down, you can’t smother it, and the fire often reignites even after being put out.
That’s why the London Fire Brigade recommends storing these devices outside in a secure location, like a shed or garage, if at all possible. If not, never store or charge them near doors, stairwells, or exits.
Not All E-Bikes Are Created Equal – The Dangers of Unregulated Online Purchases
One of the growing concerns around e-bike and e-scooter fires is the ease of purchasing unsafe or non-compliant models online. Cheap imports are widely available through online marketplaces like Temu, eBay, Wish, and even some third-party sellers on Amazon. These platforms often list products at low prices, but many do not meet UK safety standards.
When buying online, especially from overseas sellers, it’s easy to miss the absence of critical certifications like:
- UKCA or CE marking (showing conformity with UK or EU safety standards)
- UN38.3 certification (for safe lithium battery transport and use)
- Battery Management System (BMS) safeguards, which help prevent overcharging or overheating
- Manufacturer details and contact info — a major red flag if missing
Unfortunately, some e-bikes or conversion kits are poorly made, improperly tested, or even illegally modified — increasing the chance of battery failure, thermal runaway, or fire.
It’s not just the device that can be unsafe — many fires have been caused by using cheap, incompatible chargers that don’t stop charging once the battery is full. These can overheat batteries and trigger fires while the user is asleep or away from home.
What to Look for Before Buying
If you’re thinking of buying an e-bike or e-scooter, or you’re a landlord advising tenants, always look for:
✅ Genuine UKCA or CE marks
✅ Clear manufacturer information and instructions
✅ A charger supplied and matched by the manufacturer
✅ A visible warranty and returns policy
✅ Battery certifications such as UN38.3
✅ Retailers with UK-based support or offices
If the price seems too good to be true — or if the seller is anonymous, ships from overseas with no support, or doesn’t include documentation — it’s best to steer clear.
The few pounds saved at checkout could cost far more in fire damage — or lives — down the line.
Safety Advice from London Fire Brigade
A spokesperson for the brigade said:
“E-bikes and e-scooters are a green and sustainable way to travel around our city. However, the stark reality is that some of these vehicles are proving to be incredibly dangerous and are at greater risk of malfunctioning, particularly if they’ve been modified, fitted or converted with second-hand products or if the batteries are used with the incorrect chargers.”
They encourage all owners — and anyone thinking of buying an e-bike or e-scooter — to read their #ChargeSafe guidance to reduce the risks.
Final Thought – Don’t Wait for a Near Miss
This fire in Acton was a lucky escape. But luck isn’t a strategy.
If you’re a letting agent, block manager, landlord, or homeowner, now is the time to review your fire safety arrangements. E-scooter and e-bike fires are on the rise — and it only takes one mistake to put lives at risk.
✅ Review your fire risk assessment
✅ Talk to tenants about battery safety
✅ Never allow charging near escape routes
Need help with a professional fire risk assessment?
Our expert team is here to help — get in touch today and protect your property before it’s too late.
