A $30 Device That Could Save a Life—And $25 Million
June 3, 2025 | Landlord Education, Maintenance, Property Ownership, Resident Education
According to the U.S. Fire Administration, residential fires claimed 2,890 lives and injured 10,400 people in 2023 alone, with an estimated 344,600 residential fires reported nationwide. A staggering 60% of home fire deaths occurred in properties without working smoke detectors—a preventable oversight with tragic consequences.
For landlords, this statistic carries serious implications. While many assume that providing a working smoke alarm at move-in fulfills their responsibility, the reality is far more complex. Landlords often rely on residents to replace batteries and report malfunctions, but that assumption can be dangerously optimistic.
At Management One, we proactively remind our residents—via monthly newsletters—to change their smoke detector batteries twice a year. If a landlord has opted into our annual inspection service, our team physically tests smoke detectors using a smoke-emitting tool and also checks carbon monoxide alarms. It's not uncommon for us to discover disconnected or chirping detectors tossed in drawers, forgotten and ignored. In these cases, our inspectors educate residents on the importance of keeping alarms installed and functioning—and to report any issues immediately.
Many landlords are unaware that some smoke detectors have a 10-year expiration date. The National Fire Protection Association (NFPA) and the U.S. Fire Administration both recommend full replacement of the unit at that point due to dust accumulation and sensor degradation. Today’s newer models feature sealed 10-year batteries, meaning the entire unit should be replaced before it expires.
Legal Obligations in California
California law is clear. Under Health and Safety Code Section 13113.7, landlords are responsible for the installation and maintenance of smoke alarms. Alarms must be operable at the start of a tenancy and must be repaired or replaced as needed. Residents are legally required to notify the landlord if an alarm stops working.
Per California Residential Code R314, smoke detectors must be installed in:
- Every bedroom
- Hallways adjacent to sleeping areas
- Every level of the dwelling, including habitable attics and basements
Real-World Cases: When Things Go Wrong
A quick internet search reveals numerous lawsuits where landlords faced devastating legal and financial consequences for failing to provide or maintain smoke detectors:
Akron, Ohio: Four lives were lost in a house fire due to missing smoke detectors. The landlord was sued for $25 million. The case settled for $360,000.
Clinton, New York: Two landlords were charged with second-degree manslaughter after a mother and her one-year-old daughter died in a fire. Investigators found the home lacked functional smoke detectors. The criminal case is ongoing.
Los Angeles, California: Residents sued New Hampshire Apartment, Inc. for widespread habitability violations—including non-functional smoke detectors. Their insurer refused to provide coverage, citing a breach of the policy’s safety warranty. The residents were ultimately left without compensation due to the voided policy.
Gulfport, Mississippi: A tragic fire claimed the lives of a six-year-old and a newborn. Investigators determined the smoke detectors were obsolete and non-functional—a clear violation of building codes. The lawsuit is still pending.
Our Experience at Management One
When Management One recently acquired a portfolio of 123 rental properties, we uncovered a common theme: most homes lacked the proper number of working smoke detectors and some properties had none. In nearly every case, landlords were unaware of the issue.
Key Takeaways for Landlords:
- Test smoke and carbon monoxide detectors annually and document results.
- Replace expired units (typically every 10 years).
- Install detectors in all required areas.
- Don’t rely on residents to maintain critical safety devices.
- Verify insurance coverage and ensure compliance with safety requirements.
Smoke detectors are not optional. They are life-saving devices—and a critical legal safeguard. Overlooking something as simple as a $30 alarm could result in a lawsuit, the loss of your property, or even criminal charges.
At Management One, we go a step further by using specialized smoke and carbon monoxide emitters to test each device. This ensures the entire system is functioning properly—not just that the battery works. Our testing confirms that smoke can enter the sensing chamber and that the alarm responds appropriately, providing a more thorough and reliable safety check.
