Solving Sai Kung's five-storey building crisis: Fire safety measures to be installed

For years, owners and residents of the older five-storey buildings in Sai Kung Town have found themselves caught in a regulatory nightmare. Following the implementation of strict government mandates, these ageing, single-staircase structures—many of which are “three-nil” buildings lacking owners’ corporations—have been under heavy pressure to upgrade their fire safety systems.

However, a breakthrough alternative is now being rolled out: an advanced Internet of Things (IoT) fire detection system that offers a highly effective, space-saving, and cost-efficient lifeline for our residents.

The Structural Challenge

As I have regularly highlighted in BUZZ, alongside Sai Kung District Councillor Sky Li Tin-chi, bringing the buildings around the central square in Sai Kung up to modern fire codes has been a logistical puzzle.

Traditional fire regulations generally require the installation of fire hose reels, bulky water tanks, and manual alarm systems. In the older resettlement structures of Man Yee Wan New Village and Sha Tsui Village, space is at a premium. The staircases are simply too narrow to accommodate massive water tanks, and the heavy structural modifications required are financially crippling for owners.

The IoT Solution

Recognising these physical and financial constraints across Hong Kong’s older districts, the Fire Services Department (FSD) launched a pilot scheme to test wireless alternatives. Following a highly successful trial run that achieved a 100% uptime with zero false alarms, the FSD is expanding the rollout. Invitation letters are being issued to the relevant building owners.

Here is how the new Internet of Things (IoT) system transforms fire safety:

Rapid Response Time: The system utilises smart smoke and temperature sensors installed in both common areas and individual flats. If a fire breaks out and heavy smoke builds up, the system triggers an alert within 60 seconds, transmitting the data to the FSD so firefighters can be dispatched.
Wireless Installation: Unlike traditional setups that require complex physical wiring and direct telephone lines, the IoT sensors communicate wirelessly (often using long-range, low-power networks like LoRaWAN). This eliminates the need to drill through thick structural walls and significantly shortens the installation period.
Proactive vs. Reactive: As noted by the Hong Kong Institution of Engineers Fire Division, while manual hose reels rely on trapped residents (who may have limited mobility) to operate them, the IoT system works autonomously. It provides early warning and automatically alerts the authorities, allowing residents to focus solely on a safe evacuation.

Cost and Compliance

For the residents of Sai Kung Town, perhaps the most welcome news is the price tag. The installation of the complete IoT system costs approximately HK$200,000 per building—roughly one-third of the staggering cost of retrofitting a traditional fire-safety system with fire hose reels, water tanks and manual call points. Coupled with the provision of accessible fire extinguishers on each floor, this tech-forward solution allows these older buildings to comply with the Fire Safety (Buildings) Ordinance without bankrupting the owners or compromising the structural integrity of the stairwells.

Moving Forward

With the FSD seeking to expand the IoT scheme to around 3,600 buildings territory-wide, Sai Kung’s five-storey buildings are finally seeing a practical path forward. While basic passive upgrades—such as replacing ground-floor electric meter room doors with fire-rated, self-closing models and keeping escape routes clear—remain crucial, the dreaded mandate to squeeze massive water tanks into narrow staircases may finally be a thing of the past.

For Sai Kungers currently navigating statutory notices and building inspections, this technological pivot is more than just a convenience; it’s a modern, life-saving compromise that respects our town’s architectural reality while keeping its residents safe.

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