Sprinkler system won't pass test
Hoping for some insights… We’re a 4-unit co-op, and we have a sprinkler system in the building common areas only, installed when the townhouse was converted to co-op in the early ’80s. In past years we got the OK on our annual sprinkler test. However, for various reasons we let this lapse the last 3…
Hoping for some insights… We’re a 4-unit co-op, and we have a sprinkler system in the building common areas only, installed when the townhouse was converted to co-op in the early ’80s.
In past years we got the OK on our annual sprinkler test. However, for various reasons we let this lapse the last 3 years. We recently got a plumber in who said he can’t pass us on the test because our system wouldn’t work properly. It’s not a matter of it just not being up to current code–apparently as an older building we do not have to meet the most current code requirements. He’s saying it literally wouldn’t work even under the more lax requirements for our buildings, because the pipes, and therefore sprinkler heads, are too close to the wall. He quoted us $4900 to upgrade the entire system.
We’re not quite sure how we passed inspections in the past… Is it common for plumbers to just give a token “pass”? (And if so, can anyone recommend such a plumber…)
Personal opinions please: how crucial do you feel it is to keep up with this annual inspection? How likely is the fire dept. to show up and fine us if we don’t? How much of a fire risk are we taking, and how valuable is a hallway sprinkler system like this really?
Brownstonerlogin…..give me a call and I will be happy to come take a look at the sprinkler system…718-783-4621
Sprinklers are a good thing. Especially working sprinklers. But if this was to code for years and suddenly it isn’t … get a second opinion for sure.
Thanks everyone, for your input, we really appreciate it. It’s a frustrating situation, becuase letting it lapse wasn’t a matter of laziness or negligence–it was because someone in the building (who has since left) mis-read a notice we received a couple years ago when the inspection changed from being overseen by the dept. of housing preservation to the fire dept., and thought we didn’t have to do the inspections at all anymore. Anyway, we will definitely call around to some other plumbers to see if we can get an approved inspection at a more reasonable price tag…
The rules regarding residential sprinkler inspections have changed in the past few years. As Iris noted, annual inspections might be required by your insurance company. In certain cases, annual inspections are no longer required by the FDNY—revised to every 30 months, and viewed in tandem with FDNY every 5 years, as long as your pressure gauge is inspected and recorded MONTHLY. Do you have past experience with the plumber who said you could not pass the sprinkler flow test? Regardless of answer, I would bring in another plumber. I would certainly speak with the plumber who has conducted the inspections in the past. Following is WAY MORE information than you need. You and your plumber can sort out which sections apply to your building:
Specifically, see Page 104 of Rules of the Fire Department of the City of New York
http://www.nyc.gov/html/fdny/pdf/rules/fdny_rules_1st_and_2nd.pdf
Also: Repealed Fire Department Rules and Corresponding New Fire Code and Rules
http://nyc.gov/html/fdny/pdf/rules/repealed_rules_new_code_rules_1st_and_2nd_installments.pdf
Repealed: 3 RCNY 37-06, Corresponding section title: Flow Testing of Residential Sprinkler Systems, New code/rule section: FC903.5, 3 RCNY 903-01
And: http://nycmpc.org/images/SUMMARY_OF_REQUIREMENTS_5_8_07.pdf
Having a sprinkler system might eliminate the need for a second means of egress in a post-war “fireproof” building, mod squad, but certainly not in the kind of building the OP is living in. (In fact, in residential buildings, I think a second egress is required no matter what kind of building it is.)
I’d get another plumber to look at the system. And, if it really won’t pass inspection in its current configuration, I’d get it fixed. Without an inspected and approved sprinkler system, no insurance will cover you if there’s ever a fire.
call another plumber, in fact call 2 or 3 plumbers..that way you will get a grip on what is really wrong…ideally you should have continued getting your yearly inspections with whoever was passing the test, since that was was way cheaper than bringing your system into compliance..shortsighted on your part
I’m wondering if the sprinkler system is being counted as your 2nd means of egress. Residential buildings don’t need a fire escape if they have a sprinkler system. That could be the most serous issue. I agree with Arkady, if it’s passed before it should pass again. There are sidewall sprinkler heads intended for that very problem. Throws the water out at an angle.
Insurance companies put more pressure on people then the City to upgrade their systems.
FDNY is unlikely to ever set foot in your building unless they are called, then Hell breaks loose. they’ll want to see all inspections on the system. To them it is worse having an uninspected system than no system at all.
“He quoted us $4900 to upgrade the entire system.”
That was gangsta! I second a second opinion.
***Bid half off peak comps***
If you passed in the past I think it’s likely the system is o.k. If you don’t need the sprinkler to be up to code it doesn’t matter. If you really want to pursue it, I’d get another plumber in for a 2nd opinion. There are probably archived threads on the Forum for people who know how to evaluate the system – & entries on code for that matter.