Sprinkler system ?? Really ???

I recently purchased and re modeled a 4 story brownstone. I have new completely new electrical, new plumbing, new support beams, and new hard wired smoke detectors . It is almost a brand new home. It was an ALT 1 construction permit in which we changed from a three family to a two family occupancy. Now to get the ceritificate of Occupancy, we are being told by the DOB requirements that we need a full interior sprinkler system. We requested a waiver from the FIRE DEPT and received one, but the DOB denied the waiver. I have a terrific expeditor and lawyer working on the situation. But is there anyone who has an opinion or advice about the matter ? What next to do ??

brownstone123

in Dept. of Buildings (DOB) 12 years and 10 months ago

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stuyheights | 11 years and 3 months ago

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bweiss2589- would you mind providing me the cost for this job? I think we may end up having to do the same thing.

bweiss2589 | 11 years and 5 months ago

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We just went through the same exact thing, it seems that the city is getting increasingly demanding with the requirement for fire sprinkler systems. Luckily i came across this blog before purchasing the house and I was prepared for this worst case scenario! We ended up having to install a new 3″ water main that feeds the domestic water and sprinkler main through one pipe – It was not cheap! We hired Maxwell plumbing to install all of the internal piping and Harris Water Main and sewer to install the pipe from the street to inside the house. it seems that these two are both industry leaders especially when considering the price – VERY fair! especially compared to some of the other quotes we received….. I ended up obtaining a lot of knowledge from the Harris website, it is pretty informative harriswatermain.com Harris – 718-495-3600 Maxwell – 1-888-9-MAXWELL

lz26 | 11 years and 9 months ago

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Who is your lawyer and expeditor? Are you happy with them? Thanks so much for sharing.

dazednconfused2 | 12 years and 10 months ago

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Engineer’s survey or tape measure (carefully). There’s no online database, although that would be hugely helpful. As a rule of thumb, streets are 30 feet, and avenues are larger.

EugeneDelicado | 12 years and 10 months ago

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I see that this requirement applies to streets less than 38 feet wide. Is there an easy way to determine street width?

heightsguy | 12 years and 10 months ago

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I went through a similar situation. After the construction was 100% finished, the City wanted a sprinkler system. To say that I was pissed is an understatement. The architect told me that I didn’t need a sprinkler, but that by the time it would be resolved that I might wish that one had been installed.It took 6 months for the City to decide that no sprinkler was needed. During this time they revoked my permits and I couldn’t do inspections or get my C of O. After construction etc, I was tapped out and the extra 6 months of no rental income put me behind on my bills in a big way.

lagoon | 12 years and 10 months ago

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A fire escape in the back might be an alternative

EugeneDelicado | 12 years and 10 months ago

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Sounds like a nightmare. Seems completely wrong that they didn’t raise this at the time you filed for a permit. Good luck.

dazednconfused2 | 12 years and 10 months ago

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After the local DOB denies the waiver, you can apply to Technical Affairs, which can overrule the local borough. That said, however, the DOB has been getting CRAZY on sprinklers lately. The code is written such that any change in use requires compliance with current sprinkler rules. I’m surprised that the DOB is not accepting the FDNY waiver. We’ve had exactly the same situation, but were able to get the DOB to accept the FDNY waiver. Does the building have fire escapes? That can often be used as a point in your favor to avoid sprinklers. Otherwise, as Jock mentioned, there is a list of five exceptions for existing buildings. They are listed in the FDNY FAQ: http://on.nyc.gov/vr11co. Look at chapter 5, item 6\. But again, those are only to get the FDNY to waive sprinklers, and if the DOB has already denied the FDNY waiver, these exceptions probably won’t matter. I’d say to escalate it to Tech Affairs. Good luck and please post the results when you get them.

masterbuilder | 12 years and 10 months ago

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FYI: Two-family projects are showing up in my inbox with sprinkler requirements these days.

jockdeboeraia | 12 years and 10 months ago

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Talk it over with your architect and expediter. There is a list of exemptions. Hopefully you fit one. It is odd that you were able to get a permit without this getting resolved.

brownstone123 | 12 years and 10 months ago

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That’s what I thought – but no- not the DOB…

curiositykilledthecat | 12 years and 10 months ago

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    string(25) "catherineharren@yahoo.com"
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    string(1) "0"
    ["deleted"]=>
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  ["ID"]=>
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  array(2) {
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  string(15) "wp_capabilities"
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}

Just an average homeowner here, so I am no expert. But it was my understanding that sprinkler system was only required for 3-family or more, not 2-family or 1-family. Wishing you luck.

Sprinkler system ?? Really ???

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Sprinkler system ?? Really ???

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