Fire safety in condominiums

Verified 01 January 2026 - Public Service / Directorate of Legal and Administrative Information (Prime Minister)

What devices fire safety are mandatory in a building in condominium ? We take stock of the regulations applicable to buildings that measure maximum 50 meters and those which exceed that threshold, called High-rise buildings (IGH).

Up to 50 meters

The safety rules presented apply to residential buildings of which the highest housing is 50 meters away above where firefighters can position themselves to intervene. In practice, 50 meters represent between 15 and 18 floors.

It is the owner of the building or the person responsible that he appoints to manage the building. In condominium, it is the syndic of condominium.

Security measures must be put in place in the common areas to prevent fire risks and prevent the spread of fire from hazardous premises to traffic and clearances.

Display of safety instructions in common areas

First, the safety instructions to be respected in case of fire must be displayed in the common areas of the building.

For buildings for which an application for a building permit has been filed from 5 March 1987, plans of basements and the ground floor and the instructions must be displayed in the entrance hall, near access to stairs and elevators.

One template can be consulted online:

Model of safety instructions in case of fire

Legifrance

Pour en savoir plus

Likewise, the instructions particular for each type of building must also be displayed in the parking lots, if any, near access to stairs and elevators.

Installation of security equipment in common areas

Then, in the multi-story residential buildings whose application for a building permit has been filed before 5 March 1987, the following shall be set up:

  • Some fire doors separating the local garbage cans of rest of the building where such premises do not overlook the outside or open corridors. The aim is to prevent fire or smoke from the waste from spreading in the common areas.
  • Some fire doors separating the stairs connecting the basement with the rest of the building. These doors must have the same technical characteristics as those settled to insulate the waste bins (fire resistance level, compartmentalization function).

Warning  

He is forbidden to settle smoke detectors (Daaf) in the common areas of the building.

Technical safety devices

Separative walls

In residential buildings, elements which separate the different spaces (housing, common areas, cellars, cellars) must offer a sufficient fire resistance in order to limit the risks in the event of a fire.

These include:

  • Separative walls and walls between dwellings or between premises
  • Landing doors of the apartments
  • Cellars and cellars, when they communicate with common traffic.

The level of resistance expected may vary depending on the configuration and height of the building, but the objective remains the same, namely to prevent the fire from spreading rapidly from one room to another and to protect corridors, stairs and other escape routes.

Facades of buildings

The facade must be designed in such a way that stop the spread of fire from one floor to another, whether the fire originates inside the building or originates from outside.

The design of the facade shall allow:

  • limiting the vertical propagation of the fire (from one stage to the other),
  • limiting the horizontal propagation along the facade,
  • prevent the fire from advancing inside the facade itself,
  • secure the junction between walls and floors, which are particularly sensitive areas.

The facade of the building must therefore be constructed in accordance with technical guidelines. These rules adapt to the configuration of the building, in particular according to the presence or absence of opening.

The owner of the immovable or the responsible person designated by him (the syndic in condominium) must have carried out, at least once a year, checks detection, smoke-removal, ventilation, and all automatically operating installations and dry columns.

In particular, it must ensure that fire doors, door closures and devices for maneuvering the openings in the upper part of the stairs are functioning properly.

Audits must be carried out by competent bodies or technicians.

One sweeping burnt gas discharge ducts must be provided at a minimum 1 time per year. However, the departmental regulation that sets the rules at the level of the communes may provide for a greater frequency. Sweeping must be carried out by a qualified company. This company must provide a sweep certificate when it has been completed.

The owner of the building or the trustee must also insure themaintenance of all the facilities participating in security. He must be able to justify it by keeping a register. This register must contain at least :

  • Facility audit reports
  • Maintenance Intervention Reports
  • And maintenance operations.

FYI  

If the owner does not comply with his obligations, when the common equipment is defective or insufficiently maintained and may represent a serious danger to the safety of the occupants or seriously compromise their living conditions, the mayor may order their repair or replacement, within a period that he determines.

The syndic of condominium is responsible for the implementation, of tracking and the control fire safety measures in common areas from the building.

As such, it must perform the following actions:

  • Update and show the instructions security. The trustee must ensure that the fire safety instructions are compliant, up to date and posted in common areas accessible to occupants. For buildings prior to 1987, it must also install the required fire doors for garbage and basement staircases.
  • Maintain the register security and schedule annual audits mandatory (detection, smoke removal, ventilation, automatic installations, dry columns, fire doors, door closures, stair openings) with competent bodies. It must also keep all of the reports, attestations and proceedings of control.
  • Guarantee access relief and law enforcement agencies
  • Monitor the condition and use of common facilities and premises.

IGH

A high-rise building (IGH) is a residential building whose height exceeds 50 meters. In practice, 50 meters represent between 15 and 18 floors.

When the high-rise building (IGH) is in condominium, it belongs to the trustee put in place fire safety measures.

High-rise residential buildings must include the following measures:

  • Fire-resistant door blocks. These door blocks must separate the premises from the garbage cans from other parts of the building when these premises do not open onto the exterior of the building or onto open passageways. Door blocks shall be fitted with door closures. They must open without a key from the inside, in the direction of exit coming from these premises.
  • Fire extinguishers in stairwells, parking lots, boiler rooms
  • Smoke extraction systems allowing the exhaust of fumes and combustion gases to the outside and allowing the evacuation of the occupants.

Fight against the spread of fire

In the IGH, measures specific are put in place to limit the spread of a fire and protect the occupants.

The building is like this divided in compartments separated by walls fire resistant, capable of containing a fire for at least 2 hours, to allow time to evacuate occupants and intervene in emergency.

In addition, the use of combustible materials is strictly limited and the materials which promote one rapid spread fire (e.g. those that ignite or emit strong flames) are forbidden.

These rules are intended to contain the fire in a limited area.

Evacuation of occupants

In an IGH, evacuation of occupants is organized to remain possible even in the event of fire.

Each compartment of the building hasat least 2 stairs in order to allow a quick and secure exit.

On the other hand, the use of elevators is prohibited in compartments affected or threatened by the fire, as they may become dangerous or unusable. Elevators can only be used at the emergency access level to facilitate the intervention of firefighters.

The purpose of these rules is to ensure safe and gradual evacuation of occupants, everything in secure the action of emergency services.

Minimum safety equipment

An IGH comprises mandatory of equipment to effectively protect the occupants in the event of a fire, namely:

  • Some autonomous sources of electricity, capable of taking over in the event of a failure of the normal electricity network
  • Of a alarm system and means of struggle against fire
  • From holding of operation of lifts and freight elevator for the floors and unreached compartments or threatened by fire
  • From devices to prevent the passage of fumes of the compartment stricken to other parts of the building
  • Some smoke-tight devices ensuring communication between compartments or with stairs, allowing both the isolation of the fire and the rapid elimination of fumes accidentally introduced
  • One volume of protection insulating the IGH from an external fire.

Gas

Since 1er January 2026, the gas safety rules have been reorganized and the technical solutions (equipment, devices, methods) are now specified by guides approved by ministerial decision.

These rules impose in particular:

  • One design and one secure implementation of facilities (pipes, switchgear, ventilation)
  • One limitation of gas volumes and pressures depending on the destination of the premises
  • The presence of switchgear automatic or manual accessible in case of emergency
  • One permanent and effective ventilation premises containing gas equipment
  • Some controls, checks and regular interviews facilities, duly documented.

The conformity of the installations is examined in the light of these safety objectives.

Maintenance of facilities

The owner must maintain and maintain safety installations to ensure that they remain in compliance with the fire safety regulations. It must also have mandatory regulatory audits conducted by professionals competent, before and during the occupation of the premises.

All these steps must be recorded in the security registry. In particular, it shall contain:

  • the maintenance contracts in progress
  • the procedure sheets and the written operating instructions
  • the raudit reports and periodic checks.

These obligations are intended to ensure a effective and traceable safety, allowing the supervisory authorities to check at any time that the building is properly maintained.

Establishment of a permanent fire safety and personal assistance service

The owner must set up a single fire safety and assistance service to persons for the whole of the building. The fire instructions and the evacuation plans must be displayed in the common corridors, near access to stairs and elevators.

When the safety regulations As required, the owner must also have periodic evacuation exercises, at least once a year.

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