Know your role. Protect your community.
Fire safety is one of the most important responsibilities a condominium board carries and one of the most consequential to get right. In a community where residents share walls, hallways, stairwells, and common spaces, the decisions a board makes around fire prevention and preparedness don’t just affect one household. They affect everyone.
One of the most common challenges identified during fire safety assessments is confusion about where responsibility lies. The short answer? Keeping everyone safe is a shared responsibility involving boards, residents, property managers, and service providers, but understanding each party’s specific role is where it starts.
Know Your Responsibilities
In Ontario, condominium corporations are governed by the Ontario Fire Code under the Fire Protection and Prevention Act, 1997. Unless otherwise specified, the Fire Code considers the condominium corporation to be the “owner”. This means the board holds ultimate accountability for compliance, even when day-to-day responsibilities are delegated to a licensed property manager or on-site staff.
In apartment condo communities, many responsibilities fall on the property manager and contractors, with fewer falling on unit owners. In townhouse condo communities, responsibilities shift more toward unit owners, with property managers focused primarily on communication. Regardless of building type, the starting point is always the same: know what safety systems your community has, define who is responsible for what, and communicate that clearly to everyone involved. For a helpful breakdown of responsibilities by building type, the CCI-National resource on fire safety in townhouses vs. apartments is a valuable reference.
The Fire Safety Plan: Your Foundation
Every condominium with more than ten occupants is required to have a fire safety plan approved by the Chief Fire Official. This is not a document to file away and forget. It must be reviewed and updated annually, and whenever there are changes to staff, renovations, building system upgrades, or the list of residents who may require assistance during an evacuation.
Fire safety plans should be made accessible to all residents through digital platforms and common areas, not just kept in a binder in the management office. The goal is an informed community, one where residents know what to do, where to go, and who to listen to in an emergency.
What's Changed: Ontario Regulation 87/25
Ontario Regulation 87/25, which came into effect January 1, 2026, introduces expanded requirements designed to strengthen fire safety and carbon monoxide detection in residential buildings, including condominiums. For boards and property managers, these changes require more than simply installing additional alarms. They require a review of systems, documentation, and communication practices across the entire community. Key updates include:
- Expanded carbon monoxide alarm requirements: Buildings with fuel-burning appliances, fireplaces, or attached garages must now install carbon monoxide alarms adjacent to sleeping areas and on every floor of the dwelling, even if that level does not contain bedrooms. Alarms may also be required in corridors, service rooms, and areas adjacent to underground parking.
- Updated fire alarm testing standards: The updated Fire Code now references CAN/ULC-S536 and CAN/ULC-S537 standards, introducing more detailed documentation and standardized reporting requirements for inspections.
- Administrative Monetary Penalties: Municipalities now have the authority to issue financial penalties directly for Fire Code violations, without needing to pursue prosecution through the courts. This is a significant change that reinforces the importance of staying ahead of compliance.
- Accessibility improvements: New guidelines introduce designated refuge areas and improved accessible exit signage to better support residents with disabilities.
Shared Responsibility in Practice
Fire safety works best when everyone plays their part. For boards and property managers, that means keeping fire safety plans current, coordinating regular inspections with certified contractors, maintaining thorough documentation, and budgeting for compliance costs proactively. For residents, it means understanding their own responsibilities, which includes maintaining alarms within their units and following evacuation procedures. This also includes practicing everyday fire prevention: not leaving candles or cooking appliances unattended, using electrical devices safely, and keeping common areas clear of flammable materials.
Communication is the thread that ties it all together. Make sure unit owners know what safety equipment they are required to have and how to maintain it. Include this information in resident welcome packages and send out annual reminders. Use newsletters, resident portals, and common area postings to keep safety information visible and accessible year-round.
Fire Safety Risks in Condominiums Continue to Change
New risks emerge as the way residents live evolves. There has been a rapid rise in lithium-ion battery fires, driven by the growing use of e-bikes, e-scooters, and other personal mobility devices. In Toronto alone, lithium-ion battery fires increased 162 per cent between 2022 and 2024. This trend has serious implications for multi-residential communities, where a single battery fire can quickly impact multiple units and common elements. CIE has addressed this emerging risk directly, including practical steps boards can take right now.
Read our full article here.
Looking Ahead
A proactive property manager is a board’s strongest ally in maintaining fire safety compliance. From coordinating inspections and managing documentation, to staying current on legislative changes and communicating clearly with residents, professional management ensures nothing is overlooked.
At CIE Property Management & Consulting Inc., fire safety compliance is something we actively support our boards with. It is not treated as a checkbox, but as an ongoing commitment to the wellbeing of every resident in the communities we manage. When boards, managers, residents, and service providers work together with a shared understanding of their responsibilities, communities are not just compliant. They are genuinely safer.
Fire safety is everyone’s responsibility and it starts with staying informed.
Connect with CIE Property Management to learn how we can support your community.
