Everyone knows what a sprinkler system is. Not everyone knows where and when they are required, how technical they can be, how many different kinds there are, and the depth of engineering that goes into one.
The bigger the building, the more intense the use of the building becomes, the more complicated the system will be.
Most people do not know how many lives sprinkler systems have saved.
In New York State there has never been a fire fatality involving a building that had a properly designed, properly installed and properly maintained sprinkler system.
This was a fact over 10 years ago and is still believed to be true today.
Notice the critical words were “properly designed, properly installed and properly maintained sprinkler system.”
Sprinklers are intended to do two primary things. First and foremost, provide extra time for the occupants to get out of the building.
And second, to minimize or prevent the spread of the fire to the rest of the building.
This saves lives and reduces property damage.
Another huge, often not realized benefit is the increased level of life safety for our emergency responders… firemen… our neighbors, fathers, sons and friends.
Long before the NYS Fire Codes, sprinkler systems have been required in many buildings.
The type of system was dependent of the type of construction (wood frame, masonry, steel, or combination), the type of occupancy (what the building was used for) and the number of stories.
In other words, the Building Code prioritizes the level of hazard based on occupancy and type of construction.
Single and two family dwellings were left out of the equation, unless they were three stories in height.
A three story, single family dwelling must be sprinklered.
This is not retroactive pre-1984 homes. However, a major remodel, addition or the conversion of that attic to living space may require the installation of a sprinkler system.
In almost every case, when a house requires a sprinkler system, a “NFPA 13R” (R = residential) system can be used. Compared to a full blown commercial sprinkler, these are actually pretty simple and not that expensive.
A retail store, one story tall, without any residential occupancy at all (or other types of occupancies requiring sprinklers), having the proper exits can actually be pretty big, nearly 10,000 square feet in area before a sprinkler is required.
Most retail stores, without mixed occupancies, do not require sprinklers.
Any new place of public assembly like restaurants, bars, night clubs require sprinklers when the potential number of occupants, including staff and employees, exceed 100.
There are other factors, like if the restaurant or bar is on the street level or if it is above the first floor. Someone could have a small restaurant with the ability to only seat 30 people on the second floor; they may have to install sprinklers in the entire building.
Again, the type of construction, levels of egress, other occupancy classifications, to name a few, are all factors.
All “R” (residential) occupancies require sprinklers, except one and two family dwellings.
Generally, apartments, hotels, motels shall be sprinklered.
Again, don’t worry, grandfathering applies assuming no major renovations, additions or alterations have been done.
An old bar or restaurant that pre-dates all the codes having rooms rented on the upper floor(s), a major remodel or an addition may require that a sprinkler be installed throughout the building.
This issue comes up many times every year here in the Town of Webb, and everywhere else for sure.
Before the property owners just assume the cost is prohibitive to install a system, they should get professional advice as to actual costs AND talk to their insurance agent to find out the potential savings in insurance costs. Sometimes that can be very significant.
Sprinkler systems can be complicated and confusing, but there is no doubt they save lives, reduce injury to occupants and fireman, and reduce insurance premiums.
And no, sprinklers don’t work like in the movies… only the sprinkler head that was activated operates, not all throughout the building.