Dry cleaning is a method by which clothes and fabrics are cleaned using liquid solvents instead of water. While this technique has advantages over traditional “wet” cleaning methods, such as preventing shrinkage or fading, it also introduces unique fire and safety concerns. Commercial property inspectors may find dry cleaning operations in standalone shops or integrated into buildings with a different primary use.

Two of the most significant hazards associated with dry cleaning operations are fire, and environmental hazards and chemical poisoning. Commercial dry cleaners often utilize potent chemicals and specialized equipment that pose hazards not only to employees but also to customers and residents in neighboring areas.

These risks are particularly important for commercial property inspectors to recognize and assess, and we’ll consider fire and safety considerations in this article. Refer to the Environmental and Health Risks at Current and Former Dry Cleaner Sites to learn more, and use the Dry Cleaner Property Inspection Checklist as a reference in the field.

Dry Cleaner Classifications

Inspectors aren’t required to determine or report on classifying dry cleaning operations, but having a basic understanding of how dry cleaners are categorized can help with evaluating their risks and serve as a valuable resource to clients.

Dry cleaners are classified under fire codes, often as adopted by the local AHJ, based on the type of solvent used. The solvent’s flash point determines its flammability and influences the facility’s fire protection requirements.

Dry Cleaner Type	Solvent Class	Flammability	Examples of Solvents
Type I	Class I	Most flammable	Covered by stricter regulations
Type II	Class II	Combustible	Stoddard solvent
Type III-A	Class IIIA	Combustible	DF-2000, GreenEarth^®, EcoSolv
Type III-B	Class IIIB	Lower combustibility	Rare in dry cleaning
Type IV/V	Class IV	Non-combustible	PERC

Note that many of the elements reviewed in this article are based on the International Fire Code and various standards published by the National Fire Protection Association (NFPA), such as “NFPA 32: Standard for Drycleaning Facilities,” as well as guidance from the National Institute for Occupational Safety and Health (NIOSH).

Common Fire and Life Safety Hazards at Dry Cleaners

Fire Hazards

Dry cleaners are not only prone to having flammable solvents present and in use, but also involve other flammable items, like the garments themselves, and lint buildup. The risk of ignition from static discharge or frictional sparks makes proper fire prevention measures essential.

Petroleum-based solvents have low flash points, meaning they can ignite at relatively low temperatures. This includes solvents like Stoddard solvent (similar to paint thinner). They were the cleaning process of choice in the 1940s and ‘50s. Some cleaners still use them. Petroleum-based solvents release flammable vapors that can accumulate and ignite if exposed to an ignition source.

What Inspectors Should Look For

Building Construction

Fire containment begins with the building’s construction. For dry cleaning shops using petroleum-based solvents, the dry cleaning room should be separated from the rest of the building by a partition with a two-hour fire-resistance rating.

The floors and ceiling should also be constructed of fire-resistant materials. Facilities using non-flammable solvents may be subject to less stringent construction requirements, depending on local building codes.

Inspectors are not required to verify the fire-resistance rating of construction or materials, but they can look for combustible materials, such as wood framing, wood paneling, OSB, plastic wall panels, hardwood flooring, flammable carpeting, or exposed wood subflooring.

Egress and Safe Use of Interior Spaces

Inspectors should check that the facility enforces a strict no-smoking policy, with clear signage posted throughout the building and near entrances, especially in solvent-handling or dry cleaning areas. Most AHJs prohibit smoking even when non-flammable solvents are used.

Dry cleaning shops should also have at least two unobstructed egress paths out of the building. If dry cleaning rooms are enclosed or separated from other areas, ensure that they also have two clear egress paths. Document any clutter or obstructions that could hinder safe exit.

Check for emergency drainage systems used for redirecting spilled petroleum-based solvents to approved containment zones (i.e., floor drains and trenches). You may also find raised barriers or curbs around areas where solvents are used or stored. These curbs are designed to contain spills and prevent the spread of flammable liquids inside the facility.

You may find that dry cleaning operations have solvent storage rooms for safely housing large volumes of cleaning agents.

Fire Extinguishers and Extinguishing Systems

The ComSOP states that inspectors should check for the presence of readily accessible and clearly visible portable fire extinguishers, and recommends noting whether the maximum travel distance to an extinguisher exceeds 75 feet.

In practice, most AHJs require portable fire extinguishers wherever flammable or combustible liquids are stored, used, or dispensed. Additional extinguisher requirements depend on the type of solvent used in the facility.

While inspectors are not responsible for determining extinguisher adequacy or ratings, it’s useful to know that under most fire codes, Type II, Type III-A, and Type III-B dry cleaning facilities are required to have portable fire extinguishers.

Most codes state: “A minimum of two 2-A:10-B:C portable fire extinguishers shall be provided near the doors inside dry cleaning rooms containing Type II, Type III-A, and Type III-B dry cleaning systems.”

The fire extinguisher’s A-B-C rating means that it can be used for all types of fires, including common combustibles like wood and paper, flammable liquids, and electrical fires. Additionally, dry-cleaning units, washer-extractors, and drying tumblers must be equipped with automatic fire-extinguishing systems (i.e., sprinklers and suppression systems) in Type II facilities, such as those using Stoddard solvent.

Maintenance

Routine maintenance and the building’s safety features can significantly reduce fire risk, especially by regularly clearing lint traps and removing debris from appliances, equipment, and surrounding areas. Spilled solvent or solvent drippings from transferred garments should also be cleaned up immediately.

Understanding the Scope of the Inspection

Commercial property inspections performed under the ComSOP are visual-only. Inspectors document conditions at the time of inspection and do not:

test or evaluate fire or life safety systems;
determine whether life safety features meet code based on solvent use or dry cleaner classification;
verify what type of solvent is used; or
determine the combustibility or flammability of stored materials.

However, the ComSOP does include the inspector documenting:

The presence of fire extinguishers, alarms, emergency lighting, exit signage, and fire sprinklers.
Accessibility of those systems and documenting the presence of any inspection tags.
Penetrations in firewalls, ceilings, or walls separating exit corridors or stairways.
Storage of flammable or combustible materials for unsafe conditions, such as:
- being stored near ignition sources (i.e., heaters) without proper shielding or distance.
- being stored in exits, boiler rooms, mechanical rooms, or electrical equipment rooms.

The purpose of this article is to provide insight into the unique factors of inspecting dry cleaner properties so you can better serve your clients and help them make informed decisions. Remember: Don’t cite code, and only inspect what’s accessible at the time of the walk-through.

Conclusion

Dry cleaning facilities pose unique fire and life safety risks due to the use of flammable solvents, specialized equipment, and the potential for poor maintenance. While inspectors aren’t expected to enforce code, understanding how solvent use impacts facility layout, construction, and fire protection can help you better serve your clients and support occupant safety. Much of this is already addressed through the ComSOP, but remember that a dry cleaner’s classification and fire safety requirements often hinge on the type of solvent in use.

Authors: Lance Coffman, CCPIA^® Director of Professional Development & Training
Contributors: Britt Baker, CMI^® of LunsPro Inspections; Maggie Aey, CCPIA^® Executive Director

Inspecting Dry Cleaner Properties: Fire and Life Safety Risks