As if your docket of condo board issues were not heavy enough, now the potential of lithium-ion (Li-ion) batteries safety dangers has been surfacing at condo and HOA community gatherings. Li-ion batteries are everywhere and multiplying. Not only are they in your neighbor’s new EV (electric vehicle) in the garage but also his e-bike and son’s e-scooter.
These batteries are also in hoverboards, e-cigarettes, toys, toothbrushes, smart phones, cameras, computers, tablets, power tools, and the list goes on. Li-ion batteries can be dangerous when they get overheated, damaged, or overcharged resulting in serious fires or explosions. To make matters worse, a battery mishap can spread extremely toxic materials in both the air and nearby surfaces. In the close confines of some condo communities this danger is even more serious. Nor should there be knee jerk reactions to the first ‘battery or e-complaint’ reaching the board. Given the proliferation of these energy storage systems in everyday life, the board should consider a more pragmatic and knowledge-based approach.
In today’s personal micro-mobility device society these batteries have wonderful features including high energy density; low self-discharge rates; and long-life spans. They are here to stay. The safety problem arises when the membrane separating the battery cells deteriorates or the battery experiences physical abuse. The good news is battery technology is continuing to improve thus reducing the risks in the future, but the shocking news is that not all batteries are the same. Some Li-ion batteries left in the sun can experience thermal runaway resulting in combustion. Unless the battery has a certification from a recognized consumer safety lab such as Underwriters Lab (UL), it can have manufacturing defects or other hidden problems.
A dangerous battery gives some early warning signs including strong odor; change in color; excessive heat; change in shape; leaking; and odd noises. None the less, with the increase in Li-ion battery usage (60% battery market share) the number of battery related fires continues to increase. Battery related fires occur at trash recycling centers frequently as well in parking facilities that contain EV charging spots.
Attempts to control the usage of these popular and useful batteries have met with resistance for many practical reasons. National and local building codes do not directly address Li-ion batteries. State legislatures have consistently supported their use, but there is not yet a unified nationwide approach. The popularity of e-bikes has also led to states signing legislation into law to provide guidance on the use of these transportation devices and the recognition of their contribution in the reduction of carbon emissions.
So, what or should a condo or HOA board do about Li-ion batteries in their community? First, tread carefully. There may be considerable resistance by unit owners due to their desire to maintain control over how they use their homes. Second, the newness of these types of batteries means they are not specifically addressed in either the by-laws or condo covenants, conditions, and restrictions (CC&R’s). Before re-inventing the wheel, boards should seek guidance from property management, legal counsel, and insurance representatives familiar with this issue to how it relates to the needs of your community.
A good start would be to provide some guidance to the unit owner of the potential danger and what they can do to mitigate the risks of using and storing these batteries in their unit or the property in general. Insurance companies and your local fire departments have already produced pamphlets and posters on the subject and would be happy to share this information with the community. Research on-line such as NFPA.org/Lithiumionsafety provide a rich source of information. Safety tips provided in community newsletters and unit owner gatherings could include:
- Purchase and use Li-ion battery powered devices listed by qualified testing labs.
- Follow the manufacturer’s instructions.
- Use only the battery designed for the device.
- Put batteries in the devise correctly.
- Use only the charging cord that comes with the device.
- Do not charge a device under a pillow, on the bed, or on a couch.
- Do not keep charging the device after it is fully charged.
- Keep batteries at room temperature. Charge only at room temperatures between 32- and 105-degrees Fahrenheit.
- Store batteries away from anything that can catch fire.
Condo communities with parking garages face additional challenges due to the presence of EV vehicles and e-bike storage. Though there are advantages to assigning EV’s to designated parking spaces with better ventilation and fire suppression systems, the fact that condos often have deeded parking space rights make changing parking spaces difficult. Even prohibiting damaged EV’s being stored in the garage presents problems. Additionally, insurance companies may require improved fire monitoring equipment including infrared detectors coupled with suggestions for emergency response planning and training as EV fires are difficult to extinguish and the toxic fumes will affect units above.
The final message to the unit owners is to never throw an e-devise into the trash but rather always dispose of the batteries through an approved battery recycling organization. Providing a safe battery recycling collection location within the community would be a good step to charge into the future.
Written by Jack Carr, P.E., R.S., LEED-AP, Senior Consultant Criterium Engineers
Published in Condo Media