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Do I Need Fire Sprinklers in My Building?

We are considering purchasing a building without a sprinkler system; the landlord said it has an exit door in every room and didn't need a sprinkler system... Read more

Do I Need Fire Sprinklers in My New Building?

Sprinklers should not be required unless the change from a church use to a performing arts use resulted in an increased occupant load beyond 300 and/or a new assembly use is located on an upper floor.

Both a place of worship and a performing arts activity are considered an “A-3” use in the International Building Code (various editions). The requirement for a fire sprinkler system kicks in when any of the following occurs:

The fire area exceeds 12,000 square feet
The A-3 is located on a level other than the exit discharge (e.g., an upper floor)
The occupant load exceeds 300

Additional detail and context:

If any of the above conditions existed before the change of use, you will likely not have to bring the building up to current codes, as it is an identical occupancy/use group (A-3).

Regarding a fire area of more than 12,000 square feet: a fire area can be different than the total square footage of the building, as a space within the building can be separated by a fire-rated wall/barrier. For example, a 15,000-square-foot building with a fire-rated barrier in the middle might have two fire areas of 7,500 square feet.

Regardless of the presence of fire-rated barriers, however: if the building was already an A-3 occupancy and the local authority having jurisdiction (building official) did not require sprinklers previously—and you will now also be using it as an A-3 occupancy—sprinklers should not be necessary based on that factor.

If, however, the old occupant load was, say, 250, and the new occupant load will be more than 300, sprinklers may now be required. This change in occupant load (and all factors) should be discussed with the local building official.

This is our interpretation of the NFPA and ICC codes and standards—and you may have local rules that slightly differ from the model codes we cited. Always check with your local authority having jurisdiction (AHJ; often, the local or state fire marshal) to verify compliance with local requirements.

Can I Caulk around Fire Alarm Pull Stations?

What is the fire code [in my local area] pertaining to caulking around the pull-down fire alarm boxes on the walls in the building? I am having 3 high-rise condos... Read more

Can I Caulk around Fire Alarm Pull Stations?

There is no model code that governs “caulking around the pull-down fire alarm boxes on the walls in the building.” Manual fire alarm boxes are activated by pulling the lever, which results in alarm activation. Running a bead of caulk around the outside edges of the device should not have a negative effect on operating or servicing the device so long as the caulk does not interfere with the mechanical action of the device.

Additional detail and context:

THAT SAID—you should follow any manufacturer-published instructions for the pull switch, which may include restrictions on certain types of materials touching the device.

This is our interpretation—and you may have local requirements that slightly differ. Always check with your local authority having jurisdiction (AHJ; often, the local or state fire marshal) to verify compliance with local requirements.

How to Protect Fire Sprinklers in a Splatter Paint Room?

We are trying to build splatter paint room experiences in our new location. The fire inspector from the city told us that we would fail an inspection... Read more

How to Protect Fire Sprinklers in a Splatter Paint Room?

Note: The 2017 edition of NFPA 25 is legally in force in your area (though later editions could also apply). So, all numerical references to sections of NFPA 25 below are from the 2017 edition.

Overall, we think it is a reasonable interpretation of NFPA 25 to cover the sprinklers in your recreational “paint experience” room with appropriate covers. That said, we understand why your fire inspector (authority having jurisdiction (AHJ)) might disagree, as they may be interpreting the standard to only apply to industrial paint facilities and not recreational spaces.

First, the references to “Protective Coverings” in chapter 12 (12.2.2.5) of NFPA 25 do not apply, as that chapter is explicitly dedicated to water mist systems—a point your fire inspector made. But the reference in chapter 5 is more applicable, as it governs regular fire sprinkler systems, including wet systems.

Section 5.4.1.8.1 specifically addresses “protective coverings” for sprinklers “protecting spray areas and mixing rooms in resin application areas.” One might reasonably interpret that the intent of “spray areas” is to refer to industrial facilities like automotive paint spray booths, not necessarily recreational “paint experience” spray areas like yours.

Industrial facilities like that have a high fuel load due to the presence of a lot of flammable paint, etc., so any fire would certainly generate a sufficient amount of heat release to overcome any appropriately thin cellophane or paper coverings on the fire sprinklers. Essentially, there would be enough heat so that there would be little to no delay in setting off the sprinklers despite the coverings.

So, an AHJ might interpret that a room used for recreational purposes with non- or less-flammable paint and a lower overall fuel load wouldn’t generate as much heat — maybe not enough to overcome any cellophane or paper coverings on the sprinklers.

However:

The language in 5.4.1.8.1 is left open to some interpretation since the term "spray room" is not explicitly defined in NFPA 25. Further, section 5.4.1.8.2 specifies the use of cellophane or a thin paper bag, including setting a limit to the thickness of a paper bag (0.003”).

This limit on the thickness of the material makes it seem very reasonable that you could use a protective covering like this over a sprinkler in any application where the sprinkler could be damaged by paint overspray — even for the recreational use of splash paint.

By limiting the thickness of the protective coating, it's reasonable to expect that the heat would transfer through the material and activate the sprinkler with little or no delay. Once activated, the spray sprinkler would blow the covering off of the head relatively easily via the seven-pound minimum starting pressure that is required in most sprinkler designs.

Also, section 5.4.1.9.3 of NFPA 25 requires that any covers be replaced periodically so that heavy deposits of residue don’t accumulate, thus helping avoid further delay in the heat transfer that would activate sprinklers.

In Summary:

We believe it may be reasonable to use protective coverings in your application, as Chapter 5 covers wet sprinkler systems, NFPA 25 does not explicitly define what constitutes a “spray room,” and the provisions for thin coverings mean that heat should transfer ok and set off the sprinklers quickly enough during a fire.

The standard hasn’t specifically contemplated recreational paint rooms. But again, we believe it’s reasonable to apply the protective covering rules in chapter 5 to enable fire sprinkler protection in any area where sprinklers would otherwise get covered in paint.

That said, we also understand why an alternate interpretation might give a fire inspector/AHJ pause if they only believe these rules apply to industrial painting facilities.

The best way to definitively resolve an interpretive issue like this is to consult with a fire protection engineer. The engineer can specifically evaluate whether cellophane or thin paper coverings are acceptable in a recreational paint room that wouldn’t necessarily experience a fire with as much heat release as a fire in an industrial paint spray facility.

How to Test a Pump's Automatic Transfer Switch?

Was the intent of [NFPA 25, section] 8.3.3.9 to apply to UL-listed fire pump controller assemblies with an integrated automatic transfer switch (ATS)... Read more

How to Test a Pump’s Automatic Transfer Switch?

It is our understanding that section 8.3.3.9 of NFPA 25 (2017 edition) is specifically related to pump equipment that includes an ATS, so it would not be applicable if your controller does not include an integrated ATS.

However, section 8.3.6.2 does require that an ATS meets the maintenance requirements of NFPA 110. That standard would apply to any ATS that is integrated into the building, so the various provisions of section 8.3.4 of NFPA 110 would seem to apply here and require the owner to do regular testing or maintenance on the ATS.

Here is the text from NFPA 110:

8.3.4* Transfer switches shall be subjected to a maintenance and testing program that includes all of the following operations:

Checking of connections
Inspection or testing for evidence of overheating and excessive contact erosion
Removal of dust and dirt
Replacement of contacts when required

Admittedly, the way section 8.3.6.2 is written in NFPA 25 may lead to questions — like in your case — about whether it is the standard’s intent to require the building owner to follow NFPA 110 for an ATS located within the building when it feeds power to a fire pump. But in the end, it is the standard’s intent to ensure a consistent power supply.

Do My Smoke Alarms Require Remote Monitoring?

We are trying to find [code references stating] if individual unit resident smoke alarms need to call a remote monitoring agency... Read more

Do My Smoke Alarms Require Remote Monitoring?

Based on the information provided, we are observing this as an R-2 occupancy, with the applicable codes being the 2015 Virginia Uniform Statewide Building Code (USBC), which is based on the 2015 International Building Code (IBC), as well as the 2015 Virginia Statewide Fire Prevention Code (SFPC), which is based on the 2015 International Fire Code (IFC).

Our understanding is that the USBC is used for construction and alterations, and the SFPC is used to maintain the existing fire safety levels of the construction or alteration activities approved under the USBC.

Going over your questions:

1. “Do the individual unit smoke alarms need to call a remote monitoring agency?”

Although a building fire alarm system that activates an occupant notification system (horns, strobes, sounders, etc.) is required in taller apartment buildings such as this one by section 907.2.9 of the USBC, that fire alarm system is not expected to communicate with smoke alarms located in dwelling units.

While some occupancy types, such as hotels, require the smoke alarms to be ‘smoke detectors’ that integrate with both the building fire alarm system as well as an off-site monitoring agency, an R-2 only requires ‘single and multi-station smoke alarms’ in sec 907.2.9.2. This means that these devices only need to alert the occupants of the specific dwelling unit in which they are installed. The installation requirements for those dwelling-unit smoke alarms are found in section 907.2.11.

If it is desired to design the smoke detectors/alarms to integrate into the building-wide fire alarm system, the code does not oppose that—but it is not required for an R-2 occupancy. The building code also does not address or require a separate alarm panel for each unit.

It is important to note that all of the information above is focused on code design options and requirements. Sometimes, a special design—such as a separate panel in each unit or integration between a smoke alarm and a remote monitoring agency—is the result of unique, site-specific circumstances during the development of the building.

These 'alternate methods' are sometimes folded into the project design as an equivalency for some other aspect, such as a reduced fire rating for walls or ceilings or a unique egress concept that compelled the building designers or authorities to get creative. Thus, removing or reducing the existing protection devices and/or their capabilities may require the involvement of local authorities, a design professional, or both. Without knowing your specific circumstance or why each unit has detectors designed to individually notify an off-site monitoring agency, we can't comment on this possibility—but you should be aware of it before proceeding.

In section 901.4, the fire code (SFPC) does require that both required and nonrequired systems be maintained to function as originally installed.

2. Who has the responsibility for maintaining the in-unit alarm?

The responsibility for maintaining the in-unit alarms is handled very broadly in the code, but it is typically shouldered by the owner of the system or their designated representative.

In section 901.6, the fire code (SFPC) requires existing fire protection systems to be periodically maintained according to specific NFPA standards to ensure operational reliability. For fire alarm systems, section 901.6 of the SFPC sends you to NFPA 72 for the maintenance activities required on the system.

Section 14.2.3 of NFPA 72 requires that the “property, building, or system owner” be responsible for these activities. So, in your situation, the enforceable provisions of the code are written to accommodate a variety of scenarios, many of which may be policy- or contract-driven based on unique circumstances.

Additional considerations:

1. It appears that your situation may be unique and possibly the result of a creative or alternate design scenario when the building was built or remodeled, resulting in a system or set of systems that have performance objectives driven by unknown circumstances. If it is desired to modify or reduce what these systems do and/or delegate maintenance responsibilities to new parties or stakeholders, we would advise that all parties discuss the matter, and also consult your insurance provider(s) and any local building and fire officials.

2. Some networked smoke/heat detectors in individual residences are offered by various security system and monitoring providers (e.g., ADT, Ring, etc.). If this describes your situation, then the maintenance requirements are a bit different (far simpler) than those intended for dedicated fire alarm control panels in NFPA 72, and they are generally dictated by the manufacturer/provider.

Here are the various code references:

Virginia Building Code (USBC) 2015:

[F] 907.2.9 Group R-2

Fire alarm systems and smoke alarms shall be installed in Group R-2 occupancies as required in Sections 907.2.9.1 through 907.2.9.3.

[F] 907.2.9.1 Manual Fire Alarm System

A manual fire alarm system that activates the occupant notification system in accordance with Section 907.5 shall be installed in Group R-2 occupancies where any of the following conditions apply:

Any dwelling unit or sleeping unit is located three or more stories above the lowest level of exit discharge.
Any dwelling unit or sleeping unit is located more than one story below the highest level of exit discharge of exits serving the dwelling unit or sleeping unit.
The building contains more than 16 dwelling units or sleeping units.

[F] 907.2.9.2 Smoke Alarms

Single- and multiple-station smoke alarms shall be installed in accordance with Section 907.2.11.

[F] 907.2.11 Single- And Multiple-Station Smoke Alarms

Listed single- and multiple-station smoke alarms complying with UL 217 shall be installed in accordance with Sections 907.2.11.1 through 907.2.11.6 and NFPA 72.

Virginia Fire Code (SFPC) 2015

901.4 Maintenance and Alterations

Fire protection systems shall be maintained in accordance with the original installation standards for that system. Alterations and repairs to fire protection systems shall be done in accordance with the applicable building code and the applicable standards.

901.4.1 Required Fire Protection Systems

Fire protection systems shall be repaired, operated, tested and maintained in accordance with this code. A fire protection system for which a design option, exception or reduction to the provisions of this code or the applicable Building Code has been granted shall be considered to be a required system.

901.4.2 Nonrequired Fire Protection Systems

Nonrequired fire protection systems shall be maintained to function as originally installed. If any such systems are to be reduced in function or discontinued, approval shall be obtained from the building official in accordance with Section 103.8.1 of Part I of the USBC.

NFPA 72, 2013

14.2.3 Responsibilities.

14.2.3.1 * The property or building or system owner or the owner's designated representative shall be responsible for inspection, testing, and maintenance of the system and for alterations or additions to this system.

14.2.3.2 Where the property owner is not the occupant, the property owner shall be permitted to delegate the authority and responsibility for inspecting, testing, and maintaining the fire protection systems to the occupant, management firm, or managing individual through specific provisions in the lease, written use agreement, or management contract.

14.2.3.3 Inspection, testing, or maintenance shall be permitted to be done by the building or system owner or a person or organization other than the building or system owner if conducted under a written contract.

14.2.3.4 Where the building or system owner has delegated any responsibilities for inspection, testing, or maintenance, a copy of the written delegation required by 14.2.3.3 shall be provided to the authority having jurisdiction upon request.

What Sprinkler Spacing Is Required Outside my Building?

Question regarding sprinkler protection under combustible exterior overhangs (soffits) greater than 4 ft. deep... Read more

What Sprinkler Spacing Is Required Outside my Building?

It’s technically not the building or room itself that is declared a certain occupancy hazard in NFPA 13; rather, these classifications are assigned based on the use and materials in that building or space. This means that an exterior projection, in and of itself, may require sprinkler protection based on how it’s built, but the level of sprinkler protection—including spacing—will be based on what’s happening under the projection.

Occupancy hazard types and commodity classifications are informed by building contents and use. If an overhang has storage underneath it, then the protection criteria (e.g., hazard classification) would be based on the types of material stored.

Each space in the building may be subject to different design criteria. For example, there may be an office (light hazard), a storage area (based on commodity type), and a combustible liquids area (possibly extra hazard).

Once the occupancy hazard is determined for the space, as well as the construction type (smooth ceiling vs. exposed structural members), then the spacing can be determined. The spacing of sprinklers can also differ according to the specific type of hazard being protected and the type of construction being employed (obstructed vs. unobstructed).

Additional detail and context:

Here is a good suggested sequence for figuring out spacing (Based on the 2016 edition of NFPA 13):

Determine the hazard level for what the space is used for (Chapter 5; see 5.2, 5.3, 5.4)
Determine the construction type—unobstructed vs. obstructed (Chapter 3; see 3.7.1 and 3.7.2)
Select an allowable sprinkler type to use (Chapter 8; see 8.4)
Use the spacing and positioning criteria of the sprinkler chosen based on hazard level— light, ordinary, or extra. (See 8.5 for general rules for all sprinklers, then either 8.6, 8.7, etc., based on the sprinkler chosen.)

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Expert Answers to Tough Fire Protection Questions

Do I Need Fire Sprinklers in My Building?

Can I Caulk around Fire Alarm Pull Stations?

How to Protect Fire Sprinklers in a Splatter Paint Room?

How to Test a Pump's Automatic Transfer Switch?

Do My Smoke Alarms Require Remote Monitoring?

What Sprinkler Spacing Is Required Outside my Building?

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Ask a Fire PRO

"Easier to get an answer than from the local fire marshal. This service couldn’t be better."

What problem are you trying to solve?

Fire Code

System Requirements

Upkeep

"Very responsive and a good value for the time saved."

Expert Answers to Tough Fire Protection Questions

Do I Need Fire Sprinklers in My Building?

Can I Caulk around Fire Alarm Pull Stations?

How to Protect Fire Sprinklers in a Splatter Paint Room?

How to Test a Pump's Automatic Transfer Switch?

Do My Smoke Alarms Require Remote Monitoring?

What Sprinkler Spacing Is Required Outside my Building?

"Response was fairly quick and well-researched. The pro provided examples as well as references to actual code."

Get an expert answer in three easy steps!

1. Submit Your Question

2. Complete Checkout

3. Get the Answer!

"So glad to find this site; finding help on apartment fire sprinklers was needed, and I appreciate the service."

Ready to Get Your Fire ProtectionQuestion Answered?

Ask a Fire Pro$199 Only $150

Ready to Get Your Fire Protection
Question Answered?

Ask a Fire Pro
$199 Only $150