OMG! A Sprinkler System?

The concept of sprinkler systems in buildings has been around for a long, long time—long before most states had any formalized building codes.

Certainly, they were more common in cities, high rise structures or buildings that had proven to be potentially life threatening in the event of a real emergency.

Through the years, time has proven that sprinklers save lives.

It is safe to say that there has never been loss of life due to fire in a structure that had a legally, properly installed and maintained sprinkler system.

Those are all keys words… legally, properly installed and maintained.

Every year, for over thirty years, the concept of requiring a sprinkler system in a single family dwelling has been one of many potential amendments in the NYS Building Codes.

There are many cities, and even states, that have adopted such code requirements years ago.

The year 2002 was a huge year in New York State with the adoption of the International Building Code [IBC]. 

New York did have a comprehensive series of codes prior to 2002, but sprinkler systems for single and two family structures were not included.

The International Building Code does include such requirements.

So why has it not yet been required in New York?….  Because, the State Code Council pulls it out.

When New York State adopted the IBC, they also created a comprehensive way to deal with training, education, certification, rule change, procedures and amendments to the IBC.

The IBC is a model code, which means the state, can change, modify, add or delete certain provisions.

The actual change or amendments happen on a three year cycle.

During the three years there is a continuous and exhaustive process of hearings and debates.

The provision for sprinklers in single-family dwellings, less than three stories in height, has always been pulled out.

However, as time has elapsed, sprinkler systems have improved, new products for installation become better and more affordable and the benefit becomes better understood.

Therefore, the chance of sprinklers being required in all single family dwellings becomes closer to a reality.

There is a strong possibility that within the next few years a sprinkler system for a new house will be as common as smoke detectors.

Why this idea seems to scare people is curious. Mostly due to the lack of knowledge and understanding as to how they are installed, the cost involved and how they work.

A residential type of sprinkler system is totally different than the requirements for a commercial / public assembly type of structure.

Commercial systems are much more extensive and involved. Things like hard black pipe compared to the use of pex tubing.

A separate water service into the building just for fire sprinklers compared to using the existing cold water domestic service.

The enunciator / control panel compared to very simple mechanical systems.

These things alone cut cost substantially and maintain effectiveness.

Although the sprinkler requirement currently does not apply to one and two-family dwellings, less than three stories in height, it does apply to ALL other types of residential occupancies.

Example; take a small office building and add one apartment, a sprinkler system is required.

When someone asks and are told, yes, a sprinkler is required, they usually have a typical reaction of total surprise and fear of costs.

If you are thinking of making some apartments, get the facts. Get some estimates. Talk to experienced installers. Talk with your insurance carrier. Become knowledgeable. It may not be anywhere near as bad as you assume. Don’t forget, they do save lives and substantially reduce the danger to fire fighters. That is clear.