As South Africa’s urban landscapes continue to densify, with a marked increase in multi-storey apartment blocks, townhouse complexes, and mixed-use developments, fire and life safety compliance has become a growing concern. According to ASP Fire, a leading fire risk management consultancy, the risks associated with higher residential density demand far greater attention from developers, architects, body corporates, and managing agents alike.
“Urban densification results in more people living and working in confined areas, which significantly elevates fire risk,” says Michael van Niekerk, CEO of ASP Fire. “Densified environments require a robust, proactive approach to fire and life safety. particularly in residential complexes where occupants may not be aware of emergency procedures or even basic safety infrastructure.”
While new developments are governed by national fire safety standards such as SANS 10400-T and SANS 10139, existing townhouse complexes and sectional title schemes often fall short in maintaining critical systems due to a lack of awareness, budget constraints, or mismanagement. Body corporates have a legal duty to ensure ongoing compliance, yet many underestimate the scope of their responsibilities, notes van Niekerk. Common fire and life safety challenges in residential complexes include:
- Blocked or inadequate fire escape routes
- Non-functional or poorly maintained fire hose reels, extinguishers, and alarm systems
- Lack of smoke detection and early warning systems
- Insufficient fire separation between units
- Inaccessible firefighting infrastructure for emergency services
- Absence of evacuation procedures and occupant education
“In townhouse complexes, for instance, shared driveways and narrow access points can severely hinder firefighting efforts if not properly planned or maintained,” explains van Niekerk. “Body corporates need to ensure that fire safety systems are not only installed but regularly inspected and maintained in line with statutory requirements.”
The growing trend of converting single residential stands into multi-dwelling clusters, often with limited oversight, also poses a regulatory challenge. “We are seeing a rise in informal densification that skirts proper fire safety design, especially in fast-growing urban areas,” warns van Niekerk.
ASP Fire works with developers and managing agents from the design phase through to occupancy, conducting fire risk assessments, advising on fire protection strategies, and helping ensure legal compliance with both national building regulations and municipal bylaws.
“Fire safety should never be an afterthought,” highlights van Niekerk. “Whether it is a high-rise office block or a compact townhouse complex, the safety of occupants depends on planning, accountability, and regular maintenance. We urge body corporates and developers to treat fire safety as a non-negotiable element of responsible urban development.”
