Sprinklers: Keep or Not for Gut Renovation
Any suggestions on whether to keep sprinkler system in a gut renovation converting 10 unit brownstone to a 1-3 family unit. Obviously cost more (how much) to keep becuase have to rework all the piping (contractor says basically putting in new system), but what are the benefits. Thanks.
Any suggestions on whether to keep sprinkler system in a gut renovation converting 10 unit brownstone to a 1-3 family unit. Obviously cost more (how much) to keep becuase have to rework all the piping (contractor says basically putting in new system), but what are the benefits. Thanks.
Lawyer to interpret code. Engineer/architect to redesign. Plumber to execute plan. Expediter to clear with DOB…Makes me want a condo.
for 3:14
-sprinklers and fire escapes are regulated under different subjects of the code, they are not related.
-the NYC code section governing sprinklers is 27-954. The part in question is (l) which states that J-2 buildings (one or two family) are exempt, J-3 (3+ family) are exempt only if three family, although any storage space larger than 1000 sf must be sprinklered. So four family or more must be sprinklered. As I said in the post above this code will change in August in the conversion over to IBC.
-a lawyer can advise you on code. But designing or modifying a sprinkler system is engineering, so can be done by either a mechanical engineer or architect.
I’ve asked the sprinkler/fire escape question here before and you will not get a clear answer. Some claim you can’t remove both or either once they are there no matter how you change the actual or legal use of the building. Some say you can get rid of them with 1 or 2 family. Some say you can with 1, 2, or 3, but not 4 family or more. Some say it’s a question for an architect and some say for a lawyer. Ultimately no one here can be held accountable if you get it wrong by following there advice.
There’s nothing necessarily obvious about the cost of keeping versus removing the sprinkler system. Removing it basically prevents you from ever subdividing the building again, and altering branch sprinkler piping is not that expensive. It may affect your insurance. So there are pros and cons.
But I don’t understand your process. You’re renovating and asking a message board whether to remove a life safety system from your building? Can you give us a little more information on this — what kind of advice has your engineer or architect given you? They would be the party responsible for determining the degree of reworking required, not a contractor. Did you obtain any bids from plumbing subs for the work? Did the Department of Buildings approve the removal of a sprinkler system in a building (it’s perhaps possible but not in their standard practice)?
FYI sprinkler regulations are changing dramatically with the new code in August, so you may want to complete any of your DoB submittals by that time.
do you have fire escapes? you need one or the other for 4 or more units and if you have both i’d bet it’s be hard to get the sprinklers removed. The sprinklers are supposed to inspected every so often by the fire dept….don’t know how often
i’m sure others will be more knowledgeable and will comment for you