Multifamily Fire Risks Rise as Owners Rely on Luck Over Maintenance
Fire prevention in multifamily housing often comes down to chance instead of planning and that gamble is costing owners millions, according to Michael Pigg, CEO of Premier Fire Protection.
Speaking at the FXD Summit by HappyCo in Austin, Texas, Pigg warned apartment maintenance teams and supervisors that too many properties in high-risk markets such as Texas, Florida and Los Angeles rely on inconsistent upkeep and outdated systems rather than disciplined prevention strategies.
The stakes are high. Structure fires cause $15.3 billion in direct property damage annually, with roughly 76,000 apartment and multifamily fires. About 9% of all fire-related deaths occur in multifamily housing, underscoring the risks facing both residents and owners.
Maintenance teams sit at the center of prevention efforts, said Cerwin Thompson, vice president of facilities at RPM-Living, who described them as the first line of defense against fire hazards.
Pigg emphasized that fire risk is immediate and unforgiving.
"A fire doesn't wait for next month's budget," he said. "In the second between a spark and a catastrophe, your fire protection system is the only thing standing between safety and total loss."
When failures happen, they are rarely random. The most severe losses are typically tied to missing, poorly maintained or nonfunctional fire suppression systems. Deferred maintenance remains one of the most common issues, as some owners skip required annual inspections to reduce short-term expenses.
Outdated equipment compounds the problem. Alarm systems that fail to activate and corroded sprinkler heads can render fire protection systems ineffective when they are needed most.
The financial consequences extend well beyond repairs.
"Months of reconstruction after fires mean zero rental income," Pigg said. "Prevention costs thousands; fires cost millions."
Compliance also plays a critical role in determining whether owners can recover losses. Pigg cautioned against relying on uncertified technicians or informal repair work that fails to meet National Fire Protection Association standards.
"Many insurance carriers will deny claims if fire systems weren't maintained in accordance with NFPA codes," he said. "Property owners face massive legal exposure if negligence is proven."
Documentation is another weak point across many portfolios. Pigg urged technicians to clearly record the work they perform and ensure that issues are elevated through the proper channels.
"Don't mute it," he said. "Don't fix it tomorrow. The paper trail is the defense. Regional managers need to read the tech's file. If it's not making it into the Annual Operating Plan (AOP), you are the bottleneck. Owners must stop rewarding the cheap quote. 'Rag-and-tag' looks like savings until it doesn't."
Environmental conditions can further stress fire protection systems, particularly in markets like Florida, where high humidity can degrade components or Los Angeles, where seismic activity can compromise pipe integrity.
Even routine operations can introduce risk. Pigg pointed to apartment turns as a frequent source of preventable issues, urging property teams to closely oversee contractors. Paint crews, for example, can unintentionally disable sprinkler heads if they are not properly managed.
Source: GlobeSt/ALM