On October 23, 2025, a massive fire erupted at the JMS Business Centre in the Jogeshwari West area of Mumbai, transforming an ordinary Thursday morning into a nightmare for occupants and rescue personnel. The blaze originated at the building located on SV Road in Behrampada, near Gandhi School in Jogeshwari West, with authorities receiving the first alert at 10:51 AM. The fire engulfed the 9th, 10th, 11th, and 12th floors of the 13-storey glass-facade commercial building, with flames shooting out from multiple levels.
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The Jogeshwari West fire quickly escalated from a Level-II to a Level-III emergency, indicating its severity and the substantial resources required for containment. Twenty-four people were safely evacuated from various floors through the staircase, with firefighters donning breathing apparatus sets to conduct rescue operations. Fortunately, no casualties were reported, though the incident exposed significant vulnerabilities in Mumbai’s commercial building infrastructure.
Immediate Response and Rescue Operations
The Mumbai Fire Brigade’s response to the Jogeshwari West fire demonstrated both the capabilities and limitations of the city’s emergency infrastructure. Firefighters, along with police personnel, ambulance teams, and Public Works Department staff, promptly reached the site to manage the emergency and prevent the fire from spreading. Multiple fire tenders were deployed, and rescue operations were conducted through ventilation procedures and manual evacuation through staircases.
A neighbouring resident, Saliq Khan, described the harrowing scene: “When we woke up this morning, we saw fire on the top four floors of the building. It was a massive fire. I called the PCR, and the fire team arrived”. The fact that people were stranded on the top floor highlights the critical importance of functional evacuation systems and emergency protocols in commercial buildings.
The Broader Context: Mumbai’s Fire Safety Crisis
The Jogeshwari West fire is not an isolated incident but rather symptomatic of a larger crisis afflicting Mumbai’s built environment. This incident occurred against a backdrop of escalating fire emergencies across the city. This marked Mumbai’s second high-rise fire in two consecutive days, with a fire breaking out in a seven-storey building in Malad West the previous day, leaving one resident and a fire official injured.
The frequency of such incidents raises fundamental questions about building safety standards, compliance monitoring, and the effectiveness of existing regulatory frameworks. In Mumbai, around 90 per cent of residential buildings do not comply with fire norms, and 50 per cent of schools do not have any fire safety mechanisms in place. While these statistics relate to residential structures, they reflect systemic compliance failures that extend to commercial buildings like the one affected by the Jogeshwari West fire.
Regulatory Framework: Laws Without Enforcement
Regulatory Framework: Laws Without EnforcementMaharashtra has comprehensive fire safety legislation through the Maharashtra Fire Prevention and Life Safety Measures Act, 2006. Under this Act, building owners must maintain fire safety measures and submit a ‘Form B’ certificate twice a year regarding the maintenance of existing fire prevention equipment and safety measures. This certification, issued by licensed agencies, confirms that firefighting systems are operational and compliant with statutory requirements.
However, despite these regulations, compliance remains dismally low. Over the last two years, it has been observed that firefighting systems in 39 per cent of high-rises are non-operational. This alarming statistic suggests that nearly two out of every five tall buildings in Mumbai could be death traps waiting for a spark. The Jogeshwari West fire serves as a stark reminder of what can happen when these systems fail or are inadequately maintained.
The Compliance Gap: Why Buildings Ignore Safety Norms
The disconnect between regulation and reality stems from multiple factors. Building owners and housing societies often view fire safety investments as unnecessary expenses rather than essential life-saving infrastructure. A fire official noted that people spend a humongous amount of money on interiors but compromise their safety. This misalignment of priorities reflects a broader cultural attitude that undervalues preventive safety measures until tragedy strikes.
Enforcement mechanisms have traditionally been weak, with penalties insufficient to deter non-compliance. The law allows 120 days for rectifying any deficiencies, with repairs required to commence within 30 days of notification. Despite these provisions, non-compliance remains widespread, with many housing societies ignoring warnings from the Mumbai Fire Brigade.
Recent Enforcement Initiatives
In response to recurring fire incidents like the Jogeshwari West fire, civic authorities have begun implementing stricter measures. The BMC has proposed to the Director of Maharashtra Fire Services to impose fines on violators through property tax bills. This innovative approach links fire safety compliance directly to property taxation, making it harder for building owners to ignore their obligations.
In December 2024, the MFB inspected 641 establishments, including malls, hotels, lodges, and restaurants, finding that three had non-functional firefighting systems and promptly issued notices for immediate repairs. Common violations include blocked staircases, missing sprinklers, non-functional fire alarms, and defective smoke detectors—precisely the deficiencies that can transform a manageable incident into a catastrophic Jogeshwari West fire scenario.
Mandatory Safety Requirements for Commercial Buildings
The regulatory framework established under the Maharashtra Fire Prevention Act mandates specific safety installations based on building height and usage. Fire extinguishers are required at prominent places, along with hose reels, wet risers, down comers, sprinkler systems, courtyard hydrants, and smoke and fire alarm systems. Underground static water storage tanks are required with corresponding water pumps, and separate terrace tanks must store water specifically for firefighting purposes.
For glass-facade buildings like the JMS Business Centre affected by the Jogeshwari West fire, additional requirements apply. Smoke seals made of non-combustible material must be laid between the building structure and the glass facade, and there must be an automatic water curtain system on each floor to restrict the spread of fire. Each ceiling must have pop-up vents integrated with smoke detection systems, and glass walls must be designed to resist fire for at least two hours.
Governance Implications and Civic Accountability
The Jogeshwari West fire raises critical questions about governance effectiveness and civic administration accountability. The Brihanmumbai Municipal Corporation, through its Mumbai Fire Brigade, bears primary responsibility for building safety oversight. However, the persistence of non-compliant structures suggests systemic failures in inspection, enforcement, and penalty mechanisms.
Political will and resource allocation remain central concerns. Fire prevention receives inadequate attention compared to more visible development projects, despite its fundamental importance to public safety. The civic administration must transition from reactive firefighting to proactive fire prevention through regular audits, stringent penalties for violations, and public awareness campaigns.
Conclusion: Lessons from the Jogeshwari West Fire
The Jogeshwari West fire serves as another wake-up call for Mumbai’s civic authorities, building owners, and residents. While fortunate that no lives were lost, the incident exposed vulnerabilities that could prove fatal in future emergencies. Comprehensive reform requires stronger enforcement of existing regulations, meaningful penalties for non-compliance, regular third-party safety audits, and cultural change that prioritises prevention over aesthetics.
The path forward demands collaboration between civic authorities, building management, and residents to create a safety-first culture. Only through sustained commitment to compliance, backed by robust governance mechanisms, can Mumbai prevent the next Jogeshwari West fire from becoming a tragedy rather than a near-miss. Building safety is not merely a technical requirement—it is a fundamental civic responsibility and a measure of governance effectiveness in protecting citizen lives and property.
