Fire Safety Norms for High-Rise Office Buildings in Bangalore: NOC Requirements and Evacuation Planning

Kritika Bhola
Dec 26, 2025
6 min read

Fire safety norms are based on National Building Code (NBC) 2016 Part 4, Karnataka Fire Force Act 1964 (as amended), and BBMP regulations, and are very rigid on behalf of the protection of the occupants and assets in the commercial real estate domain in Bangalore. Mandatory Fire No Objection Certificates (NOCs), fire-fighting installations, and planned evacuation systems must comply with these aforementioned norms, especially for buildings with a height of over 21 meters. Login Realty keeps the above compliance measures as priority considerations while developing safe investor-grade commercial developments in Bangalore's office space boom.

Defining High-Rise and Legal Framework

High-rise buildings in Karnataka are defined as buildings having a height beyond 21 meters irrespective of the occupancy category under the Karnataka Fire Force (Amendment) Act 2023 and its amendments of 2025. This height triggers the need for a Fire No Objection Certificate (NOC) from the Karnataka State Fire and Emergency Services (KSFES) as was stated in NBC 2016 regarding fire and life safety issues. The Bruhat Bengaluru Mahanagara Palike (BBMP) implements these guidelines through the building bye-laws that thereafter require fire clearance prior to granting plan sanction and occupancy certificates for commercial premises.

As per the Karnataka Fire Force Act, an NOC must be procured for the construction of high-rises, while the latest amendments in 2025 introduced a 1% fire cess on the property tax to be levied on the new multistoried buildings for the fire services, yet keeping government buildings exempted from this cess. Noncompliant action risks penalties, suspension of services, or stoppage of operations as in BBMP audits revealing that 60% of the civic buildings default on NBC standards. The developers of Login Realty's office developments will thus have to factor in these from the blueprint stage and consult licensed fire engineers.

Fire NOC Requirements and Process

Getting a fire NOC is a multi-step procedure that begins with getting provisional clearance during planning. The applicant sends three sets of fire safety layouts certified by architect or fire consultants, including exits, risers, and alarms constructed according to NBC rules, to KSFES through BBMP during their development planning phase. KSFES inspects for compliance; recent decentralization empowers regional officers for buildings under 21 m; but high-rises require DGP/DG approval.

The key installations include automatic sprinklers, smoke detectors, fire-resistant staircases (2-hour rating), wet risers (100-150mm diameter), and underground tanks (min. 25,000-1,00,000 liters based on height). For offices higher than 15 meters, refuge areas at every 24 meters, fire lifts (545kg capacity, 1.4 sqm floor), and pressurized lobbies (25-50 Pa) are compulsory. The final NOC comes post-construction when site verification of as-built systems is performed, valid for a period of 2 years with biennial renewals via inspections and affidavits from the empanelled agencies.

The owners of commercial establishments are subjected to further inspection: annual mock drills, records of maintenance of the equipment as well as the fire cess at 1% from 2025 for all new buildings. Login Realty takes this hassle off the tenant when systems are pre-provisioned and compliant, thus avoiding delays in leasing.

Essential Fire Safety Infrastructure

High-rise office buildings require multiple levels of protection per NBC and Karnataka regulations. The pressurized risers and downcomers get connected to the booster pumps (electric/diesel, 228-900 LPM capacity) and hose reels (20mm ID, 5mm nozzle) on every floor. Automatic sprinkler systems safeguard any area exceeding 500 square meters per floor, triggering smoke detection systems which activate fans and alarms.

Staircases should be enclosed (2-hour fire rated), provided with ventilation (5% for top vent, 1-15% per landing), and at least 125cm wide with 25cm treads/19cm risers; fire escapes are a reinforced concrete structure using non-combustible materials, separated from mains. Elevator doors are rated 1-2 hours, complete with grounding switches, and fireman override; there are no collapsibles above 15m. In basements (office/parking), compartments are limited to 500 square meters, with 2.5% ventilation, mechanical smoke evacuators (30 changers an hour), and dewatering pumps.

Electrical services segregate circuits in sealed ducts (2-hour rating), with MCB/ELCB, emergency lighting, and DG sets for backups. Air-conditioning ductwork is done with metal casings, fire dampers at separation joints, and smoke controls. For the Bangalore offices, this design prevents rapid fire spread in dense layouts, which have been observed during the recent BBMP lab fire, where extinguishers and escape routes were absent.

Evacuation Planning Protocols

The evacuation of high-rise offices is based on staged phased procedures so that congestion does not occur, according to NBC and NDMA guidelines. Buildings need 2-4 exits per floor (capacity of 25-50 persons/minute/stair) with illuminated signs, non-slippery paths, and travel distances of 22.5-45m. Refuge floors (every 24m above 15m) serve as temporary safe zones with fire doors.

Plans require a written Fire Safety Plan that covers prevention, control, and evacuation: identify alarms, call 101, down the stairs in a single file (left side, no overtaking), and assemble at the designated points. There are two drills a year for the first two years and thereafter one drill a year, simulating the alarms without using elevators, giving priority to assistance for the disabled. P.A. system with talk-back aids to give floor-wise instructions, and smoke extraction shafts negate lobby entry.

For Bangalore high-rises, BBMP mandates two mock trials a year (pre and post-summer), with affidavits confirming all the equipment is in working condition. Login Realty offices integrate digital monitoring and training for their tenants, which significantly reduces evacuation times amid metro-proximate densities.

Compliance Challenges and Best Practices

Bangalore's 10,000+ legacy high-rises often lack retrofits, prompting KSAFE projects for internal systems like smoke screens. Challenges include slippery stairs, exceeded travel distances, and poor signage, prolonging evacuations. The 2025 fire cess addresses funding gaps, but developers pass costs via premiums.

Best practices for Login Realty clients: Engage NBC-certified consultants early, integrate ESG fire tech (IoT detectors), and audit biennially. Use non-combustible materials, conduct third-party verifications, and train via apps. Helipads for >50m buildings enhance rescues. These elevate property values, attracting Grade-A tenants in Whitefield/Hebbal.

Recent Updates and Future Outlook

Amendments to the Karnataka Fire Force of the years 2025 provide procedures on streamlining NOC, but at the same time, levy cess for their effectiveness after Gazette Notification. BBMP has made it mandatory for high-rises under its jurisdiction to provide traffic plans along with 2-year fire/electrical clearances at the time of sanction. NBC 2016 emphasizes positive pressure stairwells and CO2 flooding for substations.

Looking forward, there should be more stringent audits considering the aforementioned potential risks that face Bangalore's office future, post-metro Phase 3. Login Realty has compliant portfolios which lead with safe turnkey investment avenues reaching 20-25% rental yields.

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Frequently Asked Questions (FAQs)

What defines a high-rise office building under Bangalore fire safety norms?
High-rise buildings in Bangalore exceed 21 meters in height, requiring mandatory Fire NOC from Karnataka State Fire and Emergency Services (KSFES) per the Karnataka Fire Force Act 1964 and amendments.
Is Fire NOC mandatory for commercial office spaces in Bangalore?
Yes, Fire NOC is compulsory for construction, occupancy, and renewal every 2 years for high-rises, submitted via BBMP with plans certified by fire engineers.
What key documents are needed for Fire NOC application in Karnataka?
Applicants submit three sets of building plans, site plans, occupancy details, fire system layouts, and affidavits from licensed consultants to KSFES.
What fire infrastructure is required for high-rise offices over 15 meters?
Mandatory features include wet risers (100-150mm), sprinklers over 500 sqm/floor, 2-hour rated staircases, fire lifts, and underground tanks (25,000-1,00,000 liters).
How often must fire safety systems be inspected and renewed?
Final NOC follows post-construction verification, valid 2 years; renewals need annual mock drills, maintenance logs, and empanelled agency affidavits.
What are the evacuation plan requirements for Bangalore high-rises?
Plans mandate 2-4 exits/floor (25-50 persons/minute capacity), refuge areas every 24m, illuminated signs, and phased drills twice yearly without elevators.
Does the 2025 Karnataka Fire Force amendment affect office buildings?
New high-rises face 1% fire cess on property tax to fund services, streamlining NOC to 3 steps via local officers, exempting government structures.
What penalties apply for non-compliance in BBMP areas?
Violators risk fines, NOC revocation, operations halt, or imprisonment; BBMP audits show 60% civic buildings non-compliant.
How do metro corridors impact fire safety demands in Bangalore offices?
Proximity increases density, mandating enhanced smoke extraction, pressurized lobbies, and digital alarms for faster evacuations in ORR/Whitefield hubs.
How does Login Realty assist with fire compliance for tenants?
Login Realty integrates pre-verified NBC systems in portfolios, streamlining NOC transfers and training to minimize leasing risks.