Parking garages, historically viewed as low-hazard structures primarily made of non-combustible concrete and steel, are facing a critical safety evolution. The traditional assumption that a vehicle fire would remain localized is no longer valid due to the modernization of vehicle materials and the rise of Electric Vehicles (EVs). Recent large-scale incidents, such as the 2026 Tampa, FL. Grand Hyatt garage and the 2022 Chicago, IL and 2018 Brooklyn, NY King’s Plaza Shopping Center to name a few, have demonstrated that modern garage fires can lead to total structural failure and catastrophic economic loss.  

Recent Examples:

• Tampa, FL (Jan 2026): A van caught fire at the Grand Hyatt garage, spreading to 10 other vehicles, potentially ignited by engine/oil, causing heavy smoke and tire explosions, but no injuries.
• Chicago, IL (Oct 2022): An extra-alarm fire in a truss-roof garage destroyed nearly 30 cars, leading to roof collapse, requiring extensive personnel and resources.
• Brooklyn, NY (Sept 2018): A 7-alarm fire at King’s Plaza Shopping Center destroyed cars, injured 18 people, and led to mall closure due to smoke. 
• Liverpool, UK (2017): A single vehicle fire in a multi-story car park led to the loss of 1,400 cars, highlighting the need for sprinklers and rapid evacuation

These examples make it clear: what was once considered a “low-risk” environment can quickly become a high-stakes fire scenario.

Impact on Fire Protection

Modern garage fires are driving changes in system design and operational planning:

• Increased Water Demands: Systems must be designed for higher flow rates.
• Technology Focus: Greater emphasis on specialized detection and suppression.
• Code Adoption Varies: Local adoption of IBC/NFPA codes influences implementation timelines.

Primary Drivers for Enhanced Protection

The need for increased fire protection is driven by three fundamental changes in the “fire load” of modern garages:

Shift in Vehicle Composition: Modern cars have replaced heavy metals with high-density combustible plastics and resins to reduce weight. These materials ignite more easily and release significantly more heat. A typical modern vehicle fire now reaches its peak heat release rate (PRHR) much faster than older models.

The Lithium-Ion Battery Challenge: EVs introduce the risk of thermal runaway, a chemical chain reaction where a battery cell generates more heat than it can dissipate. This can lead to:

Self-Sustaining Fires: These fires do not require atmospheric oxygen and can burn for hours.

Toxic Emissions: EV fires release hazardous gases like hydrogen fluoride and hydrogen chloride, which are lethal in enclosed spaces.

Reignition Risk: Batteries can reignite days after the initial fire is extinguished due to “stranded energy.”

Increased Structural Load: EVs can weigh significantly more than internal combustion engine (ICE) vehicles. The combination of extreme heat (up to 5,000°F) and added weight increases the risk of structural collapse or concrete spalling.

Current Regulatory Responses (2025-2026)

Open vs. Enclosed Parking Garages

In response to these hazards, major fire safety standards have been updated. Historically, “open” garages were often exempt from sprinkler requirements because natural ventilation was thought to vent heat and smoke effectively. That thinking has changed:

Mandatory Sprinklers: Under the latest NFPA 88A (2023), automatic sprinkler systems are now required in all parking structures, including open garages.

IBC Thresholds: The 2021 International Building Code (IBC) requires sprinklers in open garages that exceed 48,000 square feet in fire area. Enclosed garages require sprinklers if they exceed 12,000 square feet.

Ventilation Requirements: Enclosed garages must have mechanical ventilation providing at least 300 L/min per sq. ft. of floor area to manage toxic gases and smoke, whereas open garages rely on distributed exterior openings totaling at least 20% of the perimeter wall.

Regulatory Highlights

• NFPA 13: Reclassified from Ordinary Hazard 1 to Ordinary Hazard 2 – increases sprinkler water density by 33%.
• NFPA 88A: Sprinklers now required in all parking structures, eliminating the exemption for open-air garages.
• NFPA 70: Emergency disconnect requirements for EV chargers – allows first responders to safely de-energize high-voltage systems.
• FMDS 3-26: Elevated to Hazard Category 3 (HC3) – recognizing the need for higher-tier industrial-grade protection.

Recommended Protection Strategies

To mitigate modern hazards, facility owners must look beyond the bare minimum code requirements:

Enhanced Sprinkler Density: Systems should provide a minimum of 0.20 GPM/sq. ft. over the most remote area to effectively control high-intensity plastic and battery fires.

Extra Hazard Design: Some jurisdictions and insurance guidelines now require EV charging areas to be designed to Extra Hazard Group 2 (EH2) standards, demanding a density of 0.40 GPM/sq. ft.—double the standard garage rate.

Early Warning Detection: Traditional smoke detectors are often too slow. Off-gas detectors (sensing battery failure before ignition) and thermal imaging can provide critical minutes for emergency response.

Strategic Charging Placement: EV charging stations should ideally be near garage exits or in reinforced concrete areas, separated by one-hour fire-rated walls to prevent cascading ignition between vehicles.

Advanced Ventilation: Active smoke management systems are necessary to clear highly toxic and flammable gases released during a battery event.

The “passive” nature of parking garage safety is over. Moving through 2026, higher-density suppression, specialized detection, and updated structural standards aren’t just regulatory hurdles—they’re a necessary defense against a new era of high-intensity urban fire risks.

Are you properly protected? Call Oliver Fire Protection & Security for a proposal or evaluation at 610-277-1331.