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On 26 November 2025, a devastating fire tore through a residential high-rise in Hong Kong’s Tai Po district, causing significant loss, trauma, and displacement. Our thoughts and deepest condolences go to the residents of Wang Fuk Court, the emergency responders, and the families affected by this tragic event.
While it is too early to speculate on the root causes, this tragedy serves as a potent reminder that fire risk exists at every stage of a building’s lifecycle—from construction to years of occupancy to later renovations and retrofits.
Fire Risk Exists at Every Stage of a Building’s Lifecycle
1. Construction Phase:
– Hot works, temporary wiring, and combustible materials elevate ignition risk.
– Fire-suppression and alarm systems may be incomplete, disconnected, or not commissioned.
– Structures like scaffolding, open shafts, and unsealed risers create rapid fire-spread pathways.
– Containment features like fire compartments, fire-stopping, fire doors, and protected routes may be missing, open, or not installed.
– Unsafe behaviour: uncontrolled hot work, smoking, use and storage of flammable materials, temporary power hazards, blocked escape routes.
– Firefighting equipment not yet installed, inaccessible, or removed.
– Inadequate emergency response arrangements and no trained personnel.
– Limited fire-awareness or basic firefighting training
2. Occupancy Phase
– Faulty appliances, poor maintenance, careless smoking, and electrical overloads are familiar ignition sources.
– Fire doors blocked or held open negate critical layers of protection.
– Missing, damaged, or low-quality fire seals around doors, shafts, and penetrations compromise containment.
3. Renovations & Remodelling
– Drilling, cabling, hacking, and structural changes can breach fire compartments.
– Contractors may remove smoke seals or disable fire doors unless properly reinstated.
– Incompetence, fraud, or corruption may result in substandard or combustible materials being used.
Practical Measures to Prevent Fire Outbreaks
Design & Planning
– Integrate passive fire protection: fire compartments, fire-rated doors, fire-resistant walls, pressurised stairwells.
– Ensure protected escape routes with compliant widths. Plan adequate fire suppression alarm, signage, and lighting systems
Construction
– Conduct a fire-risk assessment.
– Install and protect fire doors early.
– Seal risers, voids, and shafts as soon as services are installed.
– Control hot works and smoking.
– Remove or limit flammable materials.
– Maintain clear escape routes and good housekeeping.
Operations
– Inspect fire doors, fire-suppression systems, signage, emergency lighting, and alarms.
– Inspect electrical installations regularly.
– Never wedge or prop open fire doors.
– Maintain clear stairwells and evacuation routes.
– Test emergency response plans and evacuation drills.
– Promote fire-prevention awareness.
– Implement a permit-to-work system.
Renovation
– Reinstate fire-stopping and smoke seals after works.
– Re-certify fire doors.
– Ensure door closers and seals function correctly.
Leadership & Culture
– Appoint competent safety and fire-prevention managers.
– Build a culture that is aware of fire hazards and controls
– Encourage reporting of fire hazards, unsafe behaviours, damaged fire doors, seals, and penetrations.
A Reminder and a Call to Action
The tragedy in Tai Po reminds us that fire travels fast, but well-designed containment slows it down, protects escape routes, and saves lives. Fire doors, fire-stopping, and fire compartments are not technical details; they are the difference between survivable conditions and catastrophe.
Fire safety must be a foundation, not an afterthought. Think Prevention.
Author: Conor Mc Manus (Managing Director, C-Risk Management Sdn.Bhd.)
Image: Freepik
