Fire Safety Engineer Sam Fan continues his look at fire safety in older Sai Kung buildings. This time he looks at village-style houses.
Following my popular features in Sai Kung Buzz regarding fire safety in the five-storey walk-up buildings in Sai Kung town, I am shifting our focus to a cornerstone of the local lifestyle: the village house. From the scenic ridges of Clearwater Bay to the valley hamlets of Pak Sha Wan and Tai Mong Tsai, these multi-storey properties offer stunning sea views, rooftop barbecues, and wonderful green garden space.
However, village house living comes with a unique set of regulatory frameworks, legal maintenance obligations, and architectural idiosyncrasies that differ significantly from urban high-rises or town blocks. Legally classified as New Territories Exempted Houses (NTEHs), these structures are subject to strict structural dimensions and specialised oversight by the Buildings Department (BD), the Fire Services Department (FSD), the Lands Department (LandsD) and the Electrical and Mechanical Services Department (EMSD). With several crucial regulatory updates—including a major relaunch of the government’s Unauthorised Building Works (UBWs) reporting scheme this spring—there is no better time to perform a safety audit on your village home.
As this summary does not cover all relevant village house safety issues, please seek advice from the appropriate building professionals (e.g., registered architects, registered structural engineers, registered surveyors, registered electrical contractors, registered fire engineers, registered fire services contractors) when dealing with building safety issues in village houses.
My previous building safety articles for Sai Kung Buzz and other publications can be found on my personal website: https://samkwfan.wixsite.com/samkwfan
1. Navigating the Village House rules and Unauthorised Building Works (UBWs)
To ensure structural safety and retain their exempt status under the Buildings Ordinance (Cap. 123), a standard village house must satisfy strict physical limits at the time of construction: a maximum of 3 storeys, a total structural height not exceeding 8.23 metres (approximately 27 feet), and a roofed-over area limited to 65.03 square metres (around 700 square feet) per floor. Any addition or modification that violates these criteria automatically invalidates the exemption, thereby rendering the entire property an unauthorised building structure.
The Buildings Department enforces an active, risk-stratified policy to regulate village properties:
- Immediate enforcement: Statutory removal orders and rapid prosecution are initiated against any UBWs currently under construction, newly completed extensions (erected on or after 28 June 2011), or any structures posing an obvious hazard or imminent danger to life or property.
- First-round targets: Existing pre-2011 structural modifications carrying heightened risk are targeted aggressively for enforcement. These include village houses built to 4 storeys or more, structures built on private lots without a Lands Department Certificate of Exemption, enclosed rooftop structures covering more than 50% of the roofed-over area, and illegal projecting units attached to other UBWs.
- The relaunched Reporting Scheme (April 2026): To manage less serious, lower-risk pre-2011 variations (such as enclosed balconies or minor unenclosed roof frames), the government officially relaunched the UBW Reporting Scheme on 1 April 2026. This allows owners who previously missed the initial window to report their pre-2011 structures, securing protection from immediate mandatory removal orders, subject to mandatory safety inspections every 5 years.
What can you legally install under Green and Amenity Facilities?
Under the government’s guidelines, residents can install specific minor amenities without prior approval from the BD or LandsD, provided they align strictly with standard dimensions:
- Air conditioner racks: Metal supporting racks projecting no more than 750mm from the external wall. They must feature an anti-dripping design and must never project from an existing canopy or balcony.
- Ground floor roller shutters: Security shutters or folding gates must not project more than 300mm from the external wall and must incorporate a sliding escape trapdoor at least 600mm wide for emergency egress.
- Window grilles: Cage-like external metal window grilles projecting a maximum of 500mm from the wall. If placed over an accessible pavement with headroom under 2.5m, the projection is capped at 150mm.
- Retractable awnings: Ground-floor canvas or plastic canvas hoods projecting no more than 500mm when retracted and 2.5m when fully extended. They must maintain a clear headroom of 2.5m, and the space underneath must never be enclosed.
- Prefabricated roof cabinets: Storage units placed on the roof must not be permanently fixed, must not exceed 2m in height, and are limited to a total volume of 3 cubic metres without impacting drainage systems.
2. Going solar: Harnessing green energy safely
The Feed-in Tariff (FiT) scheme remains exceptionally popular among Sai Kung expats looking to offset electricity bills via Solar Photovoltaic (PV) systems. However, installing solar panels on a village house roof involves intricate structural and fire safety regulations:
- Height and load constraints: On a main roof, solar panels and their supporting frames can be installed up to a relaxed maximum height of 2.5 metres from the roof level, provided the average structural loading does not exceed 150 kg/m². If placed on a stairhood roof, the system’s height is capped at 1.5 metres, and the average load must not exceed 75 kg/m². Panels must not project more than 750mm from the external walls, and the space beneath them must remain entirely open and unenclosed.
- The Zero-UBW pre-condition: You cannot install solar panels on a roof that contains structural irregularities. The roof must be completely cleared of all UBWs before work begins—even historic modifications successfully registered under the government’s reporting scheme must be dismantled before a solar installation.
- FSD fire safety setbacks: To ensure occupants can escape and firefighters can access the property during an emergency, the Fire Services Department mandates specific clearance parameters for solar arrays. If the village house faces a defined Emergency Vehicular Access (EVA), a main road, or a clear village passageway, at least one full side of the roof facing that road must remain clear of solar panels, maintaining a setback of no less than 1,050mm from the inner edge of the parapet wall, which is an upward extension of an exterior wall that projects above the roofline of a building or the edge of a balcony. Furthermore, a dedicated, unobstructed path at least 1,050mm wide must be kept entirely open, leading directly from the roof exit doorway to that clear side. If the house does not face a formal road or EVA, this identical 1,050mm setback and clear path must be maintained on an external side that does not directly abut an adjoining building.
- Certification and registration: Arrays exceeding 1.5m in height require a structural safety certificate (Form C/PVS) signed by an Authorised Person (AP) for submission to the Lands Department. Grid-connected systems under 100A must be formally registered as a generating facility with the EMSD (registration fee: $640), and a permanent notice displaying the name and registration details of the maintaining Registered Electrical Contractor (REC) must be displayed on-site. Additionally, dry powder fire extinguishers must be provided near the installation.
3. Electrical infrastructure: RCDs and bathroom water heaters
Village house electrical networks are independent and require proactive management. According to Code 11J(1) of the 2025 edition of the Code of Practice for the Electricity (Wiring) Regulations, all parts of the fixed electrical installations of village premises must be protected by a Residual Current Device (RCD), also known as a Residual Current Circuit Breaker (RCCB) or an Earth Leakage Circuit Breaker (ELCB). This vital safety circuit breaker monitors current balance and automatically disconnects the power supply if an electrical leakage occurs, preventing severe electrocution and some electrical fires.
The EMSD warns that poor earthing, the absence of RCDs, or old, faulty RCD devices are the primary drivers of severe domestic electrical accidents in village properties. To ensure continuous protection, residents must manually press the built-in “Test” button on their RCD switches at least once every three months (quarterly) to confirm that the mechanical trip functions properly. Employ a registered electrical contractor to install or replace the RCDs if some or all of the electrical circuits lack RCD protection.
Critical Safety Warning: Shower-storage water heaters
Many village properties utilise electric water heaters in the bathrooms. If a water heater is installed within 2.25 metres of the finished bathroom floor level, its dedicated circuit must be protected by an RCD, and power should be disconnected after use. However, a life-threatening hazard exists regarding “shower storage type” unvented water heaters. These systems rely on an open, unblocked shower path to vent expanding pressure.
You must strictly use proprietary or manufacturer-approved fittings (including mixing faucets, hoses, and shower heads). NEVER install a shower head featuring an integrated on/off control valve or massage adjustments; NEVER add an on/off control valve directly along the water outlet pipe; and NEVER connect the water outlet pipe to a washbasin or bathtub. Blocking this outlet line will cause extreme pressure to build up in the tank, resulting in a violent, catastrophic explosion capable of destroying concrete walls. If your heater trips or exhibits any operational anomalies, disconnect the power supply immediately and contact a Registered Electrical Contractor (REC).
4. Gas Safety: Managing cylinders and ventilation
Unlike urban developments connected to piped town gas networks, many outlying village houses in Sai Kung rely on Liquefied Petroleum Gas (LPG) cylinders, which demand entirely different handling protocols due to their chemical properties:
Vapour density risks: Traditional piped town gas is lighter than air and dissipates upward into the atmosphere if a leak occurs. Conversely, LPG (a pressurised liquid mixture of propane and butane) converts into a gas that is substantially heavier than air. In the event of a leak, LPG sinks rapidly, pooling along the floor and accumulating in low-lying areas such as drains, lightwells, basements, or ground depressions, creating an invisible explosion hazard.
- Strict storage limits: Under the Gas Safety Ordinance (Cap. 51), it is illegal to store LPG cylinders with a combined nominal water capacity exceeding 130 litres (approximately 50 kg) within a single domestic premise without explicit written approval from the Gas Authority. For standard household use, this limits residents to a maximum of 4 cylinders for the 12–13.5 kg sizes or 3 cylinders for the 15–16 kg sizes. Residents are strongly urged to keep spare cylinders stored outdoors to an absolute minimum, or collaborate with neighbours to establish a centralised, piped multi-cylinder distribution link.
- Legal appliances and installers: All domestic gas appliances legally sold in Hong Kong must bear the official “GU” (Gas Utilisation) mark, indicating compliance with recognised local and international quality standards. It is a serious criminal offence to import non-approved gas appliances or attempt self-installation or modification of gas fixtures. All gas infrastructure works must be executed by a Registered Gas Installer (RGI) registered under an approved Registered Gas Contractor (RGC). It is also recommended to replace gas installations dating from before 2003 that do not bear a GU label with new ones bearing a GU label by an RGC.
- Tubing and maintenance: Flexible low-pressure gas tubing connected to your gas cooker must be kept as short as possible, must never exceed 2 metres in length, and must carry an explicit EMSD approval stamp (“EMSD APPROVAL GTXXXX”) along with a visible service life expiry date. Finally, occupiers must schedule a comprehensive safety check of all gas installations every 18 months through their registered gas supply company.
Emergency Gas Leak Protocol
If you detect the distinctive pungent smell of a gas leak:
- Immediately isolate the supply by turning off the emergency control valve upstream of the meter or disconnecting the cylinder regulator.
- Extinguish all open flames and open all windows and doors wide.
- DO NOT operate any electrical switches, use telephones, or touch appliance controls in the leak area.
- Evacuate immediately via the stairs. DO NOT press any doorbells to alert neighbours; a tiny electrical spark could trigger an explosion.
- Once clear of the building, dial 999 to alert the Fire Services Department.
5. Proactive fire safety: Voluntary alarms and extinguishers
Comprehensive building fire safety data indicate that roughly 90% of local building fires involving fatalities occurred inside domestic residences. Early fire detection and prompt warning remain critical to surviving an incident, particularly if a fire breaks out at night while occupants are asleep.
To encourage residents to protect their households, the Fire Services Department introduced legislative amendments that completely remove administrative and financial hurdles for voluntary residential fire safety installations:
- Stand-alone Fire Detectors (SFDs): An SFD is a compact, self-contained, battery-operated unit integrating an internal smoke or heat sensor with a high-decibel audible alarm. Under the updated Fire Service (Installations and Equipment) Regulations, domestic owners or occupiers who choose to install SFDs of their own volition are completely exempted from the statutory duty to engage a Registered Fire Service Installation Contractor (RFSIC) for the device’s installation, maintenance, or repair. Furthermore, owners are legally exempt from annual statutory inspections and from keeping annual maintenance logs. Modern SFDs are inexpensive, easily affixed to a ceiling using adhesive tape or standard screws, and feature specialised built-in lithium batteries with a maintenance-free service life of up to 10 years. Global data indicates that the risk of a fire fatality is reduced by 54% in residential properties equipped with functional smoke alarms.
- Portable fire fighting equipment: A parallel legislative exemption applies to household portable fire equipment, including fire extinguishers and fire blankets. FSD data confirm that in over 80% of domestic structure fires in which occupants deployed portable firefighting tools, the fire was successfully controlled or extinguished before fire engines arrived. Domestic owners who voluntarily equip their living units with approved fire extinguishers and blankets are completely exempt from the financial and statutory obligations of Regulation 8(1), meaning you are no longer required to engage an RFSIC for mandatory annual inspections. Keeping a certified dry powder fire extinguisher and a fire blanket accessible in the kitchen provides vital protection, allowing you to intercept small kitchen flare-ups or electrical anomalies before they grow into an unmanageable blaze. Fire escape masks complying with the relevant China Compulsory Certification (CCC) are also recommended by the FSD.
Summary: Your 5-step Village House safety uudit
To safeguard your home and family, take time this weekend to perform these five basic checks:
- Verify UBW compliance: Ensure your property does not feature illegal roof enclosures or unapproved structural additions built after 2011. For minor historical pre-2011 alterations, utilise the re-launched UBW Reporting Scheme to formalise your structure.
- Audit solar installations: Confirm your solar panel array complies with the 1,050mm fire escape pathway clear zone, maintains valid structural certs, is registered with the EMSD, and features an accessible dry powder extinguisher.
- Test your RCD switches: Locate your main electrical distribution board and press the “Test” button on all RCD safety switches to confirm they trip correctly. Repeat this test quarterly.
- Inspect the bathroom water heater: Ensure your shower storage water heater uses proprietary, manufacturer-approved fittings and is completely free of any aftermarket on/off valves along the hose or shower head line.
- Equip voluntary protection: Purchase and install 10-year battery-operated stand-alone smoke detectors on your ceilings and place a fire blanket and dry powder extinguisher in your kitchen area, enjoying full exemption from annual commercial testing fees.
References and data sources
EMSD Publication: Safety Tips for Electric Water Heaters (Electrical and Mechanical Services Department).https://www.emsd.gov.hk/en/electricity_safety/publications/guidance_notes_guidelines/safety_tips_for_using_electric_water_heaters/index.html
EMSD Leaflet: Know More about Gas Safety: General Household Gas Safety (Electrical and Mechanical Services Department). https://www.emsd.gov.hk/en/gas_safety/publications/general/index.html
EMSD Code Regulation: Electrical Safety of Fixed Electrical Installations at Village Houses (Code 11J(1), 2020 Edition of Code of Practice for the Electricity (Wiring) Regulations). https://www.emsd.gov.hk/en/electricity_safety/publications/general/index.html https://www.emsd.gov.hk/en/electricity_safety/new_edition_cop/new_edition_cop_electricity_wiring_regulations/index.html
FSD Policy Document: Promotion of the Wider Voluntary Use of Portable Equipment at Domestic Premises (Fire Services Department, Policy Division). https://www.hkfsd.gov.hk/eng/fire_protection/pedp
Joint Working Group Publication: Guidance Notes for Solar Photovoltaic (PV) System Installation (EEB, EMSD, LandsD, PlanD, BD, FSD, June 2024 Edition). https://www.bd.gov.hk/en/resources/codes-and-references/pv-panel/index.html https://re.emsd.gov.hk/english/gen/publications/Guidelines_and_handbooks.html
EMSD Safety Notice: Regular Safety Inspection of Domestic Gas Installations (Gas Safety Enforcement Division, EMSD). https://www.emsd.gov.hk/en/gas_safety/publications/general/index.html
FSD Consultative Paper: Promotion of Wider Use of Stand-alone Fire Detectors in Hong Kong (Licensing and Certification Command, Fire Services Department). https://www.hkfsd.gov.hk/eng/fire_protection/sfd
BD Enforcement Circular: Village Houses without Unauthorised Building Works Put Your Mind at Ease! / New Territories Exempted Houses (NTEH) Structural Exemption Guidelines (Buildings Department, Modified 2026). https://www.bd.gov.hk/en/safety-inspection/ubw/UBW-in-new-territories-exempted-houses/index.html
EMSD Community Initiative: Village House Residents: Please keep LPG cylinders stored outdoors to a minimum (Electrical and Mechanical Services Department Safety Campaign). https://www.emsd.gov.hk/en/gas_safety/publications/general/index.html
EMSD Safety Notice: Approval of Domestic Gas Appliances (Gas Safety Enforcement Division, EMSD). https://www.emsd.gov.hk/en/gas_safety/approval_schemes/approval_of_domestic_appliances/index.html
Extra Information
A Guide to Licence Application for Guesthouse in Village House under the Hotel & Guesthouse Accommodation Ordinance, Chapter 349, Home Affairs Department. https://www.info.gov.hk/gia/general/202606/29/P2026062900239.htm www.hadla.gov.hk/filemanager/en/docs/villagehouseguide.pdf
Village Houses in the New Territories, Lands Department. https://www.landsd.gov.hk/en/land-disposal-transaction/village-houses-NT.html
FSD Circular Letter 2006/04 – Guidelines on Specifications, Installation and Maintenance of Fire Service Installations and Equipment for the new fire safety requirements, Fire Services Department. https://www.hkfsd.gov.hk/eng/fire_protection/notices/circular.html
Guide to Guesthouse/Food Business Licence Application in Countryside Areas, Countryside Conservation Office, Environment and Ecology Bureau. https://cco.gov.hk/en/licensing
New Territories Exempted Houses Fire Safety Alternatives, Fire Services Department. https://www.hkfsd.gov.hk/eng/fire_protection/nt_exempted
Know More About Fire Escape Masks (in Chinese) (防煙頭套知多啲), Fire Services Department’s Instagram
“Fire Cert. Easy” Thematic Website – Food Business, Fire Services Department. https://www.hkfsd.gov.hk/fire_cert_easy/?lang=en
Water Supply for New Village Type Houses (Electronic Submission), Water Supplies Department. https://www.wsd.gov.hk/en/customer-services/application-for-water-supply/water-supply-for-new-village-type-houses/index.html
Guidance Note on LPG Supply Installations for New Village Houses (Chinese version only in April 2023), Electrical and Mechanical Services Department. https://www.emsd.gov.hk/en/gas_safety/publications/guidance_notes/index.html
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