Mumbai’s skyline is rising, but so are fire risks in its towering high-rises. Blocked exits, faulty alarms, and neglected safety systems are turning luxury towers into potential death traps. Are we building safer – or just higher?
Mumbai’s skyline is a portrait of ambition – a city reaching for the clouds with glass-walled towers and luxury highrises that promise panoramic views and elevated living. But as the skyline rises, so do the risks. The same towers that symbolize progress and prosperity can quickly turn into towering infernos when fire safety systems are neglected or malfunctioning. In the past year alone, Mumbai has witnessed a disturbing surge in high-rise fires, from the congested lanes of Lower Parel to the upscale towers of Worli. While the causes vary – electrical short circuits, unattended EV batteries, neglected fire exits – the pattern is unmistakable. For every story of survival, there is a tale of loss, a moment where seconds could have made the difference between life and death. Despite stringent regulations under the Development Control Regulations 2034 and the Maharashtra Fire and Life Safety Measures Act, fire safety in Mumbai’s high-rises remains a ticking time bomb. In buildings that boast rooftop helipads and infinity pools, fire exits are blocked with old furniture, and state-of-the-art sprinkler systems are left unmaintained. The real question is no longer whether Mumbai is prepared to handle a fire emergency – it’s whether the city is prepared to prevent one. And as the skyline continues to rise, the line between safety and catastrophe is becoming increasingly thin. Are we building marvels or death traps? Are we investing in safety, or simply in aesthetics? And when the next fire breaks out, will Mumbai be ready to protect the lives trapped inside its towers of glass and steel? For a city that prides itself on scaling new heights, the true test of progress may not be how high we can build, but how well we can protect those who live within these towering walls.
A DAY IN THE LIFE OF A FIREFIGHTER – THE GROUND REALITY
In a city where the skyline is racing towards the heavens, Mumbai’s fire brigade remains grounded – both literally and figuratively. With over 5,000 high-rises and counting, the challenges of firefighting in a vertical city have never been more daunting. The equipment tells a story of disparity. The tallest ladder in the Mumbai Fire Brigade’s arsenal can reach 90 meters – about 30 floors. Yet, the city now houses towers that soar well beyond 50 storeys. In high-rises where elevators shut down during emergencies and stairwells fill with smoke, every extra floor is a potential death trap. “Every time a fire breaks out on the 40th floor, we know we’re going in with a disadvantage,” says a senior fire officer who has been with the force for over two decades. “Our ladders can’t reach, and by the time we haul equipment up, the fire has already spread. We rely on the building’s internal systems – sprinklers, fire doors, evacuation routes – but too often, those systems fail us.”
They were waving towels, screaming for help, but we couldn’t get to them in time. We were climbing floor after floor with hoses and heavy gear, and the smoke was so thick we could barely see our hands in front of our faces.
Recent fire incidents reveal a grim pattern – poorly maintained fire systems, blocked exits, and panicked residents. In a residential tower in Oshiwara, a fire broke out on the 32nd floor due to a short circuit. The fire alarm malfunctioned, and the fire exit was packed with old mattresses and discarded furniture. Five people lost their lives. “When we finally reached them, they were trapped – nowhere to go, no air to breathe,” recalls a rescue officer who was part of the operation. “They were waving towels, screaming for help, but we couldn’t get to them in time. We were climbing floor after floor with hoses and heavy gear, and the smoke was so thick we could barely see our hands in front of our faces.” The emotional toll of such incidents is profound. Firefighters go home carrying the weight of every life they couldn’t save. “People call us heroes, but they don’t see the ones we couldn’t reach,” says another officer, his voice cracking. “You never forget those faces. You never forget those screams.” But the struggle doesn’t end with equipment or manpower.
The city’s infrastructure itself is a barrier. In areas like Parel and Andheri, fire trucks often can’t access buildings due to congested roads and illegally parked vehicles. “We’re forced
to carry equipment by hand, floor by floor,” says a fire safety inspector. “Imagine hauling a hose up 25 floors while people are screaming and the smoke is suffocating. By the time we
get there, it’s often too late.” And then there’s the issue of manpower. Despite the rise in high-rise buildings, the number of fire personnel in Mumbai has remained largely unchanged. The brigade is stretched thin, expected to inspect multiple buildings, respond to emergencies, and conduct fire drills – all with limited staff. “Every time a major fire breaks out, we have to pull teams from other areas,” the inspector adds. “That means other parts of the city are left unprotected. We’re not cutting corners – we’re just running out of hands.” But it’s not just the fire brigade that’s feeling the heat. Residents in these high-rises are often unaware of fire safety protocols – where the exits are, how to use a fire extinguisher, or how to safely evacuate without causing a stampede. A recent audit of residential towers in Worli found that 70% of buildings had fire exits blocked by storage items – old furniture, cartons, discarded appliances. “People don’t realize that those few seconds spent clearing a blocked exit can mean the difference between life and death,” says a safety consultant involved in the audit. In some cases, building management is just as unaware as residents. “We asked a security guard how to activate the sprinkler system,” the consultant continues. “He looked at us blankly and said, ‘What sprinkler system?’” The cost of neglect is paid in lives. Lives lost not to fire, but to blocked exits, locked doors, and outdated systems. As Mumbai continues its vertical ascent, the question isn’t just whether the city is ready for the next fire – it’s whether the people living in these towers know how to survive one.
The Compliance Conundrum – Are Developers Doing Enough?
Mumbai’s skyline may be rising, but fire safety measures remain on shaky ground. For developers, the challenge is balancing luxury and aesthetics with essential safety protocols. As skyscrapers soar, the need for robust fire safety systems has never been more urgent. But are developers investing in safety – or simply doing the bare minimum to comply with regulations? “It’s not about avoiding responsibility. It’s about clarity and consistency in guidelines,” asserts Madan Jain, Managing Director of CMD Bhairav Group. “The regulations are evolving, but the implementation is fragmented. We’re installing advanced systems – automated sprinklers, fireresistant materials – but unless everyone in the chain, from contractors to building management, is on the same page, the risk persists.” In a recent audit of high-rise structures in Lower Parel, over 70% of buildings were found to have fire exits that were either blocked, locked, or misused as storage rooms. The audit, conducted by a private fire safety consultancy, highlights a disturbing trend – compliance is often cosmetic. “It’s not enough to install a fire exit. It has to be maintained, kept clear, and accessible,” says Amar Thakur, MD of Saptashree Group. “We see fire exits packed with old furniture, cardboard boxes, even construction debris. In a fire, that clutter can cost lives. And who is responsible then – the developer or the residents?”
The Gap Between Compliance and Implementation
Some developers are investing in cutting-edge fire systems, but the issue often lies in execution. “We spent crores installing AI-based smoke detectors and automated sprinklers,” says a project manager at a luxury residential project in Worli. “But when we did a drill, half the alarms didn’t go off. Why? Because the maintenance team hadn’t been
trained to operate the system.” Keval Valambhia, COO of CREDAI MCHI, emphasizes that the problem isn’t just about installing systems – it’s about ensuring they are operational and regularly inspected. “Fire safety systems are like seat belts. They only work if you use
them properly. And too often, building management teams don’t even know how to operate basic fire alarms.” In a recent fire at a 30-storey tower in Andheri, the residents panicked when the alarm failed to activate. “People were running to the elevators, not realizing that the fire exit was accessible. We had installed an automated alarm system, but it hadn’t been serviced in over a year,” says the building’s property manager.
The Retrofit Dilemma – Older Buildings, New Challenges
For older high-rises, retrofitting fire safety systems is not just a financial challenge – it’s a logistical nightmare. “You can’t just install sprinklers in a 25-year-old tower,” explains DP Jain, Director of Pride Group. “You’re dealing with outdated wiring, narrow staircases, and infrastructure that wasn’t designed for modern systems.” Developers like Jain are advocating for a governmentbacked retrofit fund, similar to schemes implemented in New York and Singapore, to subsidize the cost of fire safety upgrades in older buildings. “We’re not saying developers shouldn’t bear some of the cost, but without financial assistance, many housing societies simply won’t do it. And that’s a disaster waiting to happen.”
Striking the Balance – The Developer’s Perspective
For developers, the push for vertical living is driven by demand – but so is the push for safety. “We’re not villains,” says Keval Valambhia. “Our developers are investing in fire systems, we’re training staff, we’re conducting drills. But safety is a shared responsibility. Residents need to cooperate, management teams need to stay vigilant, and regulators
need to enforce guidelines consistently.” In a recent incident in Mulund, a fire that broke out on the 38th floor of a luxury residential tower was contained within minutes because the sprinklers activated automatically. “That’s how it’s supposed to work,” says Keval. “But it only works if the systems are maintained and the staff is trained to use them.” For older buildings, however, the narrative is different. “We’re seeing a divide,” says DP Jain. “New towers are investing in advanced systems, but older structures are left vulnerable. Without a comprehensive retrofit program, the next big fire could be in a building that never saw a sprinkler system in its lifetime.”
The EV Dilemma – New Technologies, New Risks
Electric vehicles are becoming increasingly common in Mumbai’s residential complexes, but the fire risks associated with lithium batteries are not yet fully understood. “A lithium battery fire is not your typical fire,” warns Ravindra Ambulgekar, city’s Chief Fire Officer. “You can’t just douse it with water. And if EV charging stations aren’t properly monitored, they can become ignition points.” For developers constructing new towers, the inclusion of designated EV charging zones with specialized fire suppression systems is becoming a standard feature. But for older buildings, accommodating these systems is both costly and complex. “People are charging electric scooters in their living rooms, using makeshift chargers,” says a fire safety consultant. “One short circuit, and you’re dealing with a fire that can’t be easily contained. We need clear guidelines on EV charging in residential areas, and we need them now.”
Beyond Compliance
Mumbai’s developers are not blind to the fire risks associated with high-rise living. Many are investing in advanced systems, conducting regular drills, and pushing for greater awareness. But compliance alone is not enough. Maintenance is essential, training is crucial, and awareness is everything. Because when the next fire alarm rings, it won’t matter how expensive the building is or how luxurious the lobby looks. What will matter is whether the exits are clear, the alarms are functional, and the people inside know what to do. For Mumbai, a city that continues to rise, the challenge is not just about building higher – it’s about building safer. And that requires everyone – from developers to residents to regulators – to step up, speak up, and act now.
THE HUMAN COST LIVES LOST TO SYSTEMIC FAILURES
Mumbai’s skyline continues to rise, but behind the city’s glittering towers are stories of preventable tragedies. Recent fire incidents in the city’s high-rises reveal a recurring pattern – malfunctioning fire systems, blocked exits, and delayed responses. In October 2024, a fire broke out in the 10th-floor apartment of Riya Palace, Lokhandwala Complex. The fire, which was caused by a short circuit, claimed the lives of 74-yearold Chandraprakash Soni, his wife Kanta Soni, and their domestic help Ravi Bhatia. According to fire department officials, the building’s fire exit was obstructed with old furniture, preventing residents from accessing a safe evacuation route. The fire alarm system, installed during a renovation, did not activate during the incident. “It’s a classic case of negligence,” said a senior fire officer involved in the rescue operation. “The exits were blocked, and the alarms didn’t work. Lives could have been saved if the systems were functional and the paths were clear.” In July 2024, a fire erupted in Kanakia Samarpan Tower in Borivali, a 22-storey residential complex. The fire started in an electrical duct between the 7th and 8th floors and rapidly filled the building with thick smoke. Among those affected was 70-year-old Mahendra Shah, who was found unconscious in the hallway near the locked fire exit. He was declared dead on arrival at the hospital. According to the fire brigade’s preliminary report, the building lacked a functional alarm system, and the fire
doors were jammed shut. “We had to break down the doors to access the affected floors,” said a rescue officer. “The systems were in place, but they weren’t operational. The residents were trapped with no way out.” In January 2025, another fire broke out in Sky Pan Apartments, Andheri West. The fire, caused by a short circuit in the 11th-floor apartment of 75-year-old Rahul Mishra, resulted in severe injuries to his son Raunak, who was rescued with burns to his arms and legs. Rahul, however, was unable to escape. The fire department’s investigation revealed that while the building had a fire suppression system installed, it had not been serviced in over a year. “The sprinklers didn’t activate, and the smoke alarms were not functional,” a fire safety inspector stated. “People assume that installing systems is enough, but maintenance is key. Otherwise, it’s as good as having no system at all.” These incidents highlight a troubling trend – safety systems that exist on paper but fail to function during emergencies. In each case, the buildings were equipped with fire alarms, exits, and sprinklers. Yet, in every instance, the systems either failed to activate or were obstructed. A senior fire safety consultant who has conducted multiple high-rise inspections in Mumbai explains, “Fire safety systems are like seat belts. They only work if you use them. But in most buildings, the systems are not maintained, the exits are blocked, and the residents are unaware of evacuation protocols.” For Mumbai, a city built on high-rise living, the human cost of these failures is mounting. With each incident, the message becomes clearer – a fire safety system is only as effective as its last maintenance check. And in buildings where aesthetics often take precedence over safety, that check is often too little, too late.
Fire safety systems are like seat belts. They only work if you use them. But in most buildings, the systems are not maintained, the
exits are blocked, and the residents are unaware of evacuation protocols.
Mumbai’s skyline is a symbol of progress, but with each new tower, the risk of fire incidents increases. The incidents at Riya Palace, Kanakia Samarpan Tower, and Sky Pan Apartments are stark reminders that fire safety systems are only as effective as their maintenance and accessibility. Preventing future tragedies requires a comprehensive approach involving developers, residents, regulators, and the fire department.
Strengthening Fire Safety Compliance and Maintenance
The common thread in each of the recent fire incidents is the failure of installed fire safety systems – either due to lack of maintenance or inaccessibility during emergencies.
Mandatory Periodic Inspections: Regulatory bodies should mandate quarterly inspections of fire safety systems by certified auditors. This includes checking fire alarms, sprinkler systems, smoke detectors, and fire exits to ensure they are functional and accessible.
Maintenance Accountability: Developers and building management should be held accountable for the upkeep of fire safety systems. Non-compliance should result in severe penalties, ranging from monetary fines to suspension of building operation licenses.
Annual Fire Drills and Resident Awareness
Programs: Building management should conduct mandatory fire drills every six months. Residents should be trained on evacuation protocols, use of fire extinguishers, and identifying safe exits.
Public Reporting System: Introduce a digital reporting system where residents can log fire safety concerns, such as blocked exits or malfunctioning alarms, directly to the fire department for immediate action.
Retrofitting Older Buildings A Priority, Not a Choice
Mumbai’s older high-rises pose a significant risk due to outdated infrastructure that was not designed with modern fire safety systems in mind. Retrofitting these structures is both a logistical and financial challenge, but it is imperative.
Government-Backed Retrofit Fund: Establish a state-supported fund to subsidize retrofitting costs for older buildings. This could include the installation of advanced fire systems, reinforcement of fire doors, and creation of designated evacuation zones.
Tax Incentives for Safety Upgrades: Provide tax rebates or reductions in property taxes for buildings that invest in fire safety upgrades, particularly for retrofitting structures built before 2000.
Focus on EV Charging Safety: With the rise in electric vehicles, older buildings must adapt by designating separate EV charging zones equipped with specialized fire suppression systems to prevent lithium battery fires.
Mandatory Sprinkler Systems for HighRises: Buildings over 24 meters in height should be required to install automatic sprinkler systems in common areas, parking lots, and corridors.
Public Awareness and Community Engagement Installing advanced systems is only part of the solution. Ensuring that residents know how to use them is equally critical. Public awareness campaigns can transform passive residents into active participants in fire safety.
Fire Safety Awareness Drives: Conduct workshops and awareness programs in residential complexes, focusing on fire prevention, evacuation protocols, and use of firefighting equipment.
Fire Safety Week: Designate a specific week every year as ‘Fire Safety Awareness Week,’
involving fire drills, educational workshops, and safety audits conducted by the fire department.
Safety Signage and Evacuation Maps: Require all high-rises to display clearly marked fire exits, evacuation routes, and safety instructions in common areas, stairwells, and parking lots.
Leveraging Technology for Real-Time Monitoring and Response
Mumbai’s vertical growth demands that fire safety systems evolve beyond basic alarms and sprinklers. Integrating technology can significantly reduce response times and enhance overall safety.
Centralized Fire Monitoring System: Implement a city-wide digital platform that connects fire safety systems of all high-rises to a central command center. This would
provide real-time data on fire incidents, enabling faster response and better resource allocation.
Smart Fire Systems: Encourage the installation of AI-powered fire detection systems that can pinpoint the origin of a fire, activate sprinklers automatically, and notify the fire department immediately.
Mobile Fire Safety App: Develop a public safety app that allows residents to receive fire alerts, evacuation instructions, and updates during emergencies. The app can also include a direct line to the fire department for quick reporting of hazards.
Firefighter Location Tracking: Equip firefighters with GPS-enabled devices to monitor their locations during high-rise rescues, reducing the risk of getting lost in dense smoke or blocked exits.
Strengthening Fire Department Resources and Infrastructure
Mumbai’s fire brigade is tasked with managing emergencies in increasingly taller towers but is often constrained by outdated equipment and limited manpower.
Upgrading Firefighting Equipment: Invest in modern equipment, including aerial ladders capable of reaching 50+ storeys, thermal imaging cameras for identifying trapped residents, and drones for rooftop evacuations.
Dedicated High-Rise Response Units: Create specialized units trained for vertical rescues, equipped with advanced rescue gear and communication systems.
Recruitment Drive: Expand the fire department workforce to ensure sufficient personnel for high-rise fire operations.
Joint Drills with Developers: Organize joint training sessions where firefighters and building management collaborate to simulate fire emergencies, test evacuation protocols, and assess system readiness.
Legislative Reforms and Policy Integration
To address systemic gaps, Mumbai needs a unified regulatory framework that streamlines fire safety guidelines across all high-rises.
Unified Compliance Framework: Consolidate fire safety regulations under a single
authority, reducing ambiguity and ensuring consistent enforcement.
Fire Safety Certification Renewal: Introduce annual fire safety certification for all highrises, with mandatory renewal only after a comprehensive safety audit.
Accountability for Negligence: Establish strict penalties for developers and building
management who fail to comply with fire safety norms, including suspension of occupancy certificates and criminal liability for severe violations.
Incentives for Green Buildings: Promote the adoption of fire-resistant materials and
sustainable building practices, integrating fire safety with environmental considerations.
Building Safer Cities, Not Just Taller Towers
Mumbai’s skyline will continue to rise, but without a comprehensive approach to fire safety, so will the human cost. The incidents at Lokhandwala, Borivali, and Andheri are not just isolated tragedies – they are warnings. Preventing the next disaster requires more than regulations. It demands a cultural shift where fire safety becomes a priority at every level – from developers and residents to regulators and the fire department. Because in a city where skyscrapers define the skyline, the real measure of progress is not how tall we can build, but how well we can protect the lives inside.
