Refuge area: Meaning, importance and rules

In the world of high-rise living, safety features are just as important as design and amenities. Among the many safety measures mandated in multi-storey buildings, the refuge area holds a critical place. Though often overlooked during property selection, understanding what a refuge area is and why it exists can make a big difference- especially in emergencies. For homebuyers and developers alike, it’s a key element in ensuring safer, regulation-compliant construction. So, read on to learn all you need to know about refuge area.

What is refuge area?

A refuge area is a designated space in a high-rise building where residents can temporarily gather during emergencies such as fires or earthquakes. It acts as a safe zone, offering shelter until rescue operations arrive or evacuation becomes possible. These areas are typically located on specific floors, built to be free from flammable materials, and are structurally secure to withstand emergencies.

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Importance of refuge area

In high-rise buildings, emergencies such as fires or earthquakes can make swift evacuation difficult. This is where refuge areas come into play, acting as vital lifelines for occupants. Here’s why these designated spaces are so important:

• Safe waiting zones during emergencies: Refuge areas provide residents with a temporary shelter when evacuation isn’t immediately possible. These spots are designed to offer protection from smoke, heat, or structural risks until help arrives.

• Reduces panic and crowd movement: During high-stress situations, a designated refuge area gives occupants a clear, known place to head to, reducing chaos, confusion, and the risk of stampedes in stairwells or elevators.

• Facilitates rescue operations: These areas help emergency responders locate and assist stranded individuals efficiently. It becomes easier for fire and rescue teams to focus their efforts if they know where people are likely to be.

• Supports the elderly and differently-abled: For residents who may not be able to evacuate quickly—such as the elderly, pregnant women, or persons with disabilities—refuge areas offer a crucial pause point that can be lifesaving.

• Mandatory safety requirement: As part of fire safety norms in India, especially under National Building Code (NBC) guidelines, the inclusion of a refuge area is a legal necessity in tall buildings, reinforcing its importance in structured safety planning.

Rules and regulations associated with refuge area

In India, the design and usage of refuge areas are governed by specific guidelines to ensure safety and prevent misuse. These rules are primarily laid out in the National Building Code (NBC) and enforced by local municipal authorities. Here are the key regulations:

• Mandatory in high-rise buildings: As per the NBC, refuge areas are mandatory in buildings taller than 24 metres (approximately 8 floors). They must be included at regular intervals based on the total height of the building.

• Location and spacing: A refuge area must be provided on the floor immediately above 24 metres, and subsequently after every additional 15 metres of height. For example, in a 30-storey building, multiple refuge areas may be required.

• Minimum size requirements: According to NBC norms, the size of the refuge area should be at least 15 square metres or 0.3 square metres per person, whichever is more. This ensures that the space can accommodate the number of people on that floor safely during an emergency.

• Fire Safety Integration: Refuge areas must align with a building’s overall fire safety measures. They are designed to be temporary safe zones that protect occupants until rescue arrives. These areas must be built using fire-resistant materials and have adequate lighting and ventilation for occupant comfort and survival.

• Open and accessible design: The refuge area should not be an enclosed room. High walls are not permitted around it, as these can hinder access and visibility. Instead, railings or medium-height barriers may be used to maintain safety while keeping the area open.

• Size limitations per floor area: The refuge area must not exceed 4% of the total floor area of the level it serves. This prevents overbuilding and deters misuse of the space for residential or commercial purposes.

• Communication facilities: Refuge areas should be equipped with intercom systems or emergency telephones. These tools allow people to contact rescue teams, receive instructions, and stay informed during emergencies.

• Usage restrictions: It is strictly prohibited to use refuge areas for storage, construction of additional rooms, or renting them out. They must remain open and accessible at all times for emergency use.

• Clearly marked and accessible: The refuge area should be properly marked with visible signage and be easily accessible from common areas like stairwells. It must also be constructed using fire-resistant materials.

How is refuge area calculated?

While designing a refuge area, engineers must first assess how much space is required based on the building’s occupancy and the area available for allocation. This involves determining the maximum number of individuals who may need to use the space during an emergency. Once this is established, the next step is to choose construction materials that can resist fire, heat, and smoke for extended periods, ensuring safe shelter until help arrives. Finally, a detailed emergency usage plan should be created, outlining how residents should access the refuge area and the steps to follow once inside.

Misuse of refuge areas

Refuge areas are designed to serve as emergency safe zones, but their misuse can seriously endanger the lives of occupants. When these designated spaces are repurposed, their ability to function effectively during critical situations is greatly diminished.

In many high-rise buildings, refuge areas are sometimes converted into storage spaces, temporary living areas, or recreational zones. Such practices not only block access but also violate building codes, reducing the area’s utility in emergencies. Misuse of refuge areas undermines their core function and compromises the safety of residents during fires or other disasters.

There are legal consequences for such violations. Using refuge spaces inappropriately can result in penalties, denial of Occupancy Certificates (OC), or other regulatory actions. The National Building Code (NBC) and local municipal guidelines clearly mandate that these areas must remain clear and accessible at all times.

To prevent misuse, there is a growing need for strict enforcement of refuge area regulations across India. Routine inspections by authorities and strict penalties for non-compliance are essential to ensure that these critical zones remain functional and ready to serve their intended purpose in emergencies.

How can homebuyers ensure compliance with refuge area rules?

Homebuyers must stay informed and vigilant to ensure that the refuge areas in a building are in compliance with prescribed safety norms. Before finalising a property, buyers should carefully review the approved building plans and ensure that the designated refuge areas are clearly marked and appropriately located as per National Building Code (NBC) guidelines.

During site visits, it is advisable to inspect whether the refuge area is being used exclusively for its intended purpose. If it appears blocked, locked, or repurposed for storage or other uses, this could indicate a violation. Buyers can also consult with the local municipal authority or a legal expert to verify if the builder has followed all relevant norms and obtained necessary approvals, including the Occupancy Certificate.

In housing societies, residents can request the association or management to conduct periodic checks and ensure continued adherence to safety standards. Staying aware and proactive not only protects one’s investment but also contributes to the overall safety of all residents in the building.

Impact of refuge area in real estate

The inclusion of a well-planned refuge area can positively influence a property’s market position, especially in high-rise developments where safety features are a top priority.

• Property value: Homes in buildings equipped with properly designed and code-compliant refuge areas often command higher prices. Buyers and tenants tend to favour properties that prioritise safety, leading to increased interest and demand.

• Market appeal: Refuge areas enhance a property’s appeal by offering an added layer of security. These features often make a project stand out in a competitive market, giving potential residents more confidence in the infrastructure.

• Compliance and reputation: Builders who invest in refuge areas demonstrate adherence to legal standards while also building trust among buyers. A commitment to safety reflects positively on the developer and adds to the credibility of the project.

• Future readiness: Designing refuge areas in line with current and anticipated safety norms ensures that the property remains relevant and compliant in the long run. It helps the building meet evolving regulatory expectations and continues to attract buyers focused on long-term value.

Housing.com POV

As Indian cities continue to grow vertically, the concept of safety in high-rises cannot be treated as a mere formality—it must become a cornerstone of urban living. Refuge areas, though often overlooked, are lifelines in emergencies. Their relevance has only increased in the wake of recent high-rise incidents across the country, where delays in evacuation and inadequate safety infrastructure led to preventable losses.

Refuge areas should not be treated as tick-boxes to obtain building approvals. They are critical components of responsible architecture and urban planning. It’s time for the conversation around real estate to shift from amenities like clubhouses and gyms to core essentials like structural safety and emergency preparedness. Moreover, regulatory bodies must strengthen enforcement, but the responsibility doesn’t lie with authorities alone. Builders must adopt a safety-first mindset, and homebuyers should educate themselves to identify red flags during property visits.

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