Think You Can Just Escape to a Neighboring Unit? The Hard Truth About Tower Fires
Firefighters Arrive Empty-Handed, The Surprisingly Real Firefighting on High Floors of Tower Mansions
“High-rise condominiums in Japan are subject to strict fireproof and fire-resistance standards, as well as regulations on alarm and fire-fighting equipment installation, so fires like that shouldn’t occur,” says Teruyuki Tsuchiya, an expert in condominium disaster prevention.It’s been one month since a high-rise fire in Hong Kong. In that fire, seven out of eight towers were engulfed, and 151 people died.
This year alone, there have been many fire-related news stories in Japan, including a large-scale fire in Oita Prefecture and the largest forest fire in the country in Ofunato City. Fires in condominiums are no exception. According to the Tokyo Fire Department, even in Tokyo, fires on the 11th floor and above have been increasing as high-rise buildings become more common: 141 cases in 2022, 155 in 2023, and 178 in 2024—a clear upward trend.
“In the Hong Kong fire, scaffolding made of flammable bamboo was used, protective sheets covering the condominium were combustible, windows had flammable polystyrene installed, sprinklers were not installed, and fire alarms did not work. The buildings were constructed and repaired without any thought to fire prevention.
High-rise condominiums in Japan, however, are built with strict fireproof and fire-resistance standards, as well as regulations for alarms and fire-fighting equipment, so fires like that shouldn’t happen,”
explains Tsuchiya, a condominium disaster-prevention expert with qualifications as a fire protection engineer and condominium manager.
He says ladder trucks can reach only up to the 10th floor. So how is firefighting carried out on higher floors?
“High-rise condominiums are equipped with standpipe systems from the 3rd floor to the top floor. Within the condominium grounds, there are inlets to supply water to the standpipes, and for floors 11 and above, hoses, nozzles, and other firefighting equipment are stored on each floor. In case of a fire above the 11th floor, firefighters supply water from the inlet.
Firefighters themselves carry nothing and ride the emergency elevator to the fire floor, where they connect the hose or nozzle to the standpipe and carry out firefighting,” explains Tsuchiya.
However, in reality, according to Tsuchiya, actual firefighting using the standpipe system is extremely rare. Even when fires occur, floors 11 and above are usually equipped with sprinklers, and small fires are mostly extinguished with sprinklers or fire extinguishers.
Evacuation Hatches Are Too Scary to Descend, A Verification Reveals the Double Barrier That Blocks High-Floor Evacuations
“I’ve done training for lowering a ladder from an evacuation hatch on the 15th floor as part of fire equipment inspections, but it was too scary to actually go down. From the 20th or 30th floor, you definitely couldn’t descend,” says Tsuchiya.
However, in 2022, a fire broke out on the 18th floor of a 44-story tower condominium in Shinagawa, Tokyo, forcing 400 people to evacuate.
When a fire occurs, the alarm sounds, but in high-rise condominiums, sounding it throughout the entire building can cause confusion. Therefore, a zoned alarm system is used, which only sounds on the floor where the fire occurs and the floor above it. When you hear a fire alarm, you should evacuate promptly.
According to the Building Standards Act, two-directional evacuation must be possible during a fire. Two directions mean the entrance and the balcony. From the balcony, you can open the evacuation hatch and use a ladder to go down, or break through the partition wall to the neighboring unit to evacuate. But:
“I’ve done training for lowering a ladder from an evacuation hatch on the 15th floor as part of fire equipment inspections, but it was too scary to actually go down. From the 20th or 30th floor, you definitely couldn’t descend,” Tsuchiya repeats.
So, what about breaking through the partition wall to escape to the neighbor?
“Actually, that wall is very sturdy. Otherwise, it could be broken by debris during typhoons or other events. A physically weaker woman might not be able to break it even by ramming her body into it.”
That leaves only the entrance.
“In high-rise condominiums, special evacuation staircases are installed. These special staircases are part of a fireproof compartment, designed to prevent fire or smoke from entering. If your legs and hips are strong, I think it’s unlikely you would lose your life in a high-rise fire.”
During a fire, elevators stop. Residents on the 40th or 50th floor have to descend all the way to the first floor, which is very difficult.
“In some condominiums, people with mobility difficulties can use the emergency elevator reserved for firefighters. When purchasing a condominium, I strongly recommend confirming how you would evacuate in an emergency.”
“Actually, that partition wall is very sturdy. A physically weak woman might not be able to break it even by ramming her body into it,” says Tsuchiya.“Can’t Hear the Alarm”—A Deadly Blind Spot in Disaster Preparedness Especially in Large Tower Condominiums
By the way, regarding fire alarms, many residents don’t actually know what kind of sound will go off when a fire occurs.
“Under the Fire Service Act, fire equipment inspections must be conducted twice a year in condominiums. If the alarm sounds during inspections, residents will know what sound to expect in an actual fire. However, in a large condominium with about 500 units, checking the alarm equipment can take four to five days.
During that period, if the alarm were to sound continuously, it would interfere with daily life. Because of this, more buildings are using a system where testers are inserted into the intercom units by each apartment’s entrance to check for malfunctions. As a result, there are more cases where residents don’t know what sound the alarm will make in an actual fire.”
That’s frightening. Also, while condominiums with more than 50 residents are required to conduct fire drills about once a year,
“the larger the building, the more likely these drills are to be done half-heartedly.”
Tsuchiya suggests that some residents may not even know where the special evacuation staircases are.
“People probably feel safe because condominiums are fire-resistant. But a fire can happen at any time, and when it does, you can’t just stay put.”
Evacuation ladders come in various types: some drop automatically when the hatch is opened, and others require removing a safety pin to lower the ladder. It’s important to actually see how the ladder works in your own building.
“During evacuation drills, consult with the management company or fire department to have a training partition wall prepared so you can experience how sturdy it is. I sometimes see drills done in a half-leisure, casual way, but if you don’t take them seriously, they won’t be useful in an actual emergency.”
Tsuchiya Teruyuki – Sakura Office, Condominium Management Consultant. Has extensive experience in real estate sales and operations consulting, as well as management consulting for condominium associations. Holds numerous qualifications related to real estate and construction, and is recognized as a specialist in real estate sales and condominium management for his consulting backed by deep knowledge and experience.
Interview and text by： Izumi Nakagawa PHOTO： Afro (1st and 2nd)