Understanding where the risk actually sits
One of the biggest misconceptions surrounding EV charging infrastructure is that the charger itself is usually the source of concern. In reality, a charging installation is made up of several separate systems working together. These typically include:
- The incoming electrical supply.
- Distribution boards.
- Protective devices.
- Cabling.
- The EV charge point.
- The charging cable and connector.
- The electric vehicle.
- The vehicle’s battery management system.
- The building’s wider electrical infrastructure.
Each of these components has its own design standards, maintenance requirements and potential failure modes. This distinction is important because incidents involving electric vehicles are often incorrectly described as ‘EV charger fires’, even where the charging equipment itself has functioned exactly as designed.
Separating the charger from the vehicle allows building owners to assess risk more accurately and avoid decisions based on misconception rather than evidence.
Modern EV chargers are designed with safety in mind
Commercial charge points are not simply electrical sockets mounted on a wall. They are intelligent pieces of electrical equipment incorporating numerous safety functions designed to protect both the user and the electrical installation. Depending on the manufacturer and application, these protections may include:
- Automatic fault detection.
- Communication monitoring between the charger and vehicle.
- Overcurrent protection.
- Earth fault protection.
- Temperature monitoring.
- Automatic shutdown during abnormal operating conditions.
- Secure connection verification before charging begins.
- Weather-resistant enclosures suitable for external environments.
These protective measures significantly reduce the likelihood of faults developing into more serious incidents. However, no protective system removes the need for routine inspection and maintenance. Like any commercial asset, safety depends upon how the equipment is managed over time.
Context matters
One of the challenges facing commercial property owners is understanding EV charging risk within the wider context of a building.
Most commercial buildings already contain significant electrical infrastructure, including:
- Distribution boards.
- Lighting systems.
- HVAC plant.
- Passenger lifts.
- Fire alarm systems.
- Emergency lighting.
- Access control systems.
- Commercial kitchens.
- Data rooms.
- Solar PV systems.
- Battery storage systems.
Each introduces electrical risk.
Each requires maintenance.
Each forms part of the building’s overall fire strategy.
EV charging infrastructure should be viewed in exactly the same way.
It is another critical electrical asset that deserves appropriate design, inspection and operational management throughout its service life.
Treating EV chargers differently simply because they involve electric vehicles is rarely helpful.
What factors can increase fire risk?
Poor installation
Incorrect cable sizing, inadequate protective devices or poor workmanship can compromise any electrical installation. Using competent designers and installers who understand EV charging requirements is therefore fundamental.
Lack of maintenance
Electrical equipment deteriorates over time. Loose electrical connections, damaged cables, deteriorated seals, corrosion and accidental damage can all affect long-term reliability if routine inspections are neglected. Regular inspection allows many issues to be identified before they develop into more significant problems.
Physical damage
Commercial car parks are busy environments. Vehicle impacts remain one of the most common causes of damage to charging equipment. Protective measures such as bollards, wheel stops and careful positioning often provide simple but highly effective risk reduction.
Environmental conditions
Outdoor equipment is exposed to rain, temperature changes, UV exposure and occasional flooding. Selecting equipment suitable for the intended environment and maintaining enclosure integrity throughout its life is an important part of ongoing asset management.
Unauthorised alterations
Modifying charging equipment outside the manufacturer’s recommendations or connecting incompatible equipment may invalidate certifications and introduce unnecessary risk. Any alterations should always be carried out by competent professionals.
Fire safety is about management—not fear
One of the themes running through guidance published by organisations such as the RISC Authority, RICS, ARUP and the Institution of Engineering and Technology (IET) is that fire safety should be viewed as a process rather than a one-off event. Installing compliant equipment is only the first step.
Effective fire risk management also includes:
- periodic inspections
- preventative maintenance
- software updates where appropriate
- damage reporting
- routine visual checks
- clear emergency procedures
- keeping maintenance records
- reviewing risk assessments as buildings evolve
The organisations that experience the fewest operational problems are typically those that treat EV charging as part of their wider building asset management strategy rather than as standalone equipment.
Covered and underground car parks deserve additional consideration
One area that often generates questions is the installation of EV chargers within covered or underground car parks. This does not mean these locations are unsuitable for EV charging. In fact, thousands of charge points operate safely within enclosed car parks throughout the UK.
However, enclosed environments often require additional consideration of:
- building fire strategy
- ventilation
- emergency access
- impact protection
- electrical isolation
- ongoing maintenance
- insurer guidance
This is why guidance documents such as RISC Authority RC59, together with publications from RICS and ARUP, encourage a site-specific assessment rather than adopting a one-size-fits-all approach.
We explore this subject in more detail in our guide: Can EV chargers be safely installed in covered or underground car parks?