Whole House Sprinkler Requirement
The requirement that renovated multi-family buildings have full building sprinklers unless the building is on a street that has 38ft of unimpeded width is confusing me. How is that measured? I don’t mind so much sprinklers in the hallways, but doing the whole house will get pricey. I’ve heard numbers like $100,000. Ironically, we will…
The requirement that renovated multi-family buildings have full building sprinklers unless the building is on a street that has 38ft of unimpeded width is confusing me. How is that measured? I don’t mind so much sprinklers in the hallways, but doing the whole house will get pricey. I’ve heard numbers like $100,000. Ironically, we will be 300ft from a fire station.
Also, I’ve read about using a CPVC system by Blazemaster (http://www.lubrizol.com/BuildingSolutions/BlazeMasterFireSprinklerSystems.html). Anyone have any experience with this product and if it saves costs? Thanks in advance.
Clarification:
1) 38′ is measured from curb to curb and the measurement will usually come up on an architectural survey.
2) This requirement is only from the fire code and not from the building code and applies in either of the following cicumstances (if less then 38′ curb to curb). a. Change of occupancy. b. Renovations with an estomated cost of more then 60% of existing building value. c. Any building that is being constructed or altered under the 2008 Building code.
3) For an existing building where no change of occupancy will occur under the alteration, cost is less then 60% value and done under either the 1968 code or 1938 code then local law 10/99 kicks in which requires sprinklers under 1968 building code section 27-123 under either of the following: a. Residential buildings four families and up. b. change in use or occupancy. c. cost value is more then 50%.
It all depends upon the amount of work you do. The 38′ does effect 1 & 2 familes as well. If you are on a 38′ or wider street, than a 1 & 2 family would not need a sprinker.
Does this apply to 2 family houses as well?
The 38 feet is measured curb-to-curb. Most streets in Brooklyn are less than that.
The extent of the sprinklers may depend upon when your building was built and therefore under which code you will file the alteration. We recently did an alteration on an 1868 building so we were able to use the 1938 code, which defers to the Multiple Dwelling Law, which required the stair hall to be sprinklered. We didn’t have to sprinkler the whole building.
Most likely, you’d have to install a new water service line from the street, and install a backflow preventer. For that and the hallway sprinkler, figure $20k-$30k for a brownstone sized building, depending upon the number of floors and complexity of the installation, possibly more if it’s the only work going on as it will require holes in walls and ceilings, and a lot of patching.
A multi-family is required to be fully sprinklered. Ask your architect or engineer. It depends upon how much you are renovating. You might as well bite the bullet as one day they will just make everyone do it wether or not you are renovating.