Sprinklers

Residential Sprinkler System Maintenance

by Michael O'Brian on July 9, 2009

What does NFPA 13d Require for Maintenance on Sprinklers Systems in the Home?

Residential sprinkler systems are now showing up in more homes due to local ordinances and the requirements set forth in NFPA and the ICC.  It seems that the questions on maintenance of the system becomes a key part of the discussion when looking at the system.  NFPA 13d maintenance requirements are different then a NFPA 13 sprinkler maintenance, and there are many resources available to help the [click to continue…]

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Automatic Sprinkler System Checklists and Resources

by Michael O'Brian on December 27, 2008

3 Riser Sprinkler System

Resources and  Checklists for Plan Review, Inspection, and Design

Automatic sprinkler systems can be complex life safety systems which require maintenance and proper installation.  Automatic sprinkler systems are based on the National Fire Protection Association (NFPA) 13, Standard for Design and Installation of Sprinkler Systems.  Sprinkler systems require proper design, installation, and maintenance (inspection too).

Sprinkler submittals are usually prepared as show drawings or deferred submittals under the adopted building code.  The shop drawings are typically prepared by the installing contractor although some projects they are prepared by the design professional or fire protection engineer.  Sprinkler systems must be designed based on the use of the space, not necessary the classification of the occupancy under the building code.

Proper plan review will look to ensure adequate informaiton is provided to compare the design to the anticipated use, sprinkler spacing, and proper informaiton is included in the design calculations.  NFPA 13 provides a very detailed listing of information required on the shop drawings and calculations in Chapter 22 (2007 edition).  Contractors should [click to continue…]

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Sprinkler Requirements for Special Uses

by Michael O'Brian on October 2, 2008

A post by Jeff Hugo, with National Fire Sprinkler Association

While most contractors, architects, and layout personnel are very savvy in the sprinkler standards, the IBC is not usually the first place they look for specific sprinkler requirements. This article and following articles are written for the AHJ to understand what is coming out of the IBC and when to apply this code language in their designs.

This first article we’ll take a look at Chapter 4 of the 2006 International Building Code. Chapter 4 covers additional requirements to certain uses and occupancies that are not addressed elsewhere. This brief summary of Chapter 4 covers what I believe is vital to the interest sprinkler requirements.

Covered Malls

Covered malls are limited to three levels in height and no more than three stories above grade. Passive fire protection is not required between the tenant space and the mall, however a fire resistive wall is required between the tenant spaces. An anchor building – a building that is separate from the mall, but serves the mall, i.e. Kohl’s, Sears, etc – is required to have a fire wall at the attachment to the mall, unless the anchor building is the same use as the mall, then a 2-hour fire barrier is needed.

Fire sprinklers are required in all of the covered mall spaces. The sprinkler system must be installed throughout the entire structure, including occupied tenant spaces. Unoccupied tenant spaces are also required to have fire sprinklers [click to continue…]

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RB64 Testimony

by Michael O'Brian on September 28, 2008

Code Talk, Episode 2, Residential Sprinkler Testimony

Many of you have emailed us to get specific information on the testimony that was heard during the International Code Council final action hearings.  Code talk podcast highlights the audio from the testimony on RB-64 which was heard on September 20, 2008.  This code change will require sprinklers in one and two family dwellings in the 2009 edition of International Residential Code (no earlier then January 1, 2011).

Code Talk, Episode 2 The Residential Sprinkler Debate [ 1:22:57 ] Play Now | Play in Popup

Additional Resources

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NFPA 25 The Indirect Route

by Michael O'Brian on January 2, 2007

A special post, thanks to Jeff Hugo

The NFSA has driven down the road of getting communities to adopt specific NFPA 25 requirements for several years. It is one of our grassroot Regional Operations goals in several areas and has been a battle in some of these areas too. However, there is good news to municipalities who don’t have a specific ordinance or a fire department to enforce them. There is also good news for service oriented sprinkler contractors. The good news is that it is already required in the building code, in a round about sort of way.

The ICC just issued a news release that now all 50 states have adopted the “I” Codes. Hawaii’s building code will become effective July 1, 2007 and the new California codes will take effect January of 2008. Several other states just updated to 2006 editions while several other states are in the process. The bottom line is, whether you have the International Building Code (IBC) effective statewide or just locally, the ICC reports there are over 21,000 municipalities have adopted a form of the “I” code family. The most popular of the “I” codes being the building and residential codes. Having the IBC adopted is the good news for enforcing the NFPA 25 the indirect way.

As we all know traversing through any code can be like driving in an unfamiliar city. There are switchbacks, shortcuts, dead ends, round a bouts, lack of direction, etc. Any code can be confusing to say the least even to the most experienced designer. I, a Michigan registered Building Official, Building Inspector, and Plan Reviewer for over 12 years still took some time to get a grasp on traversing through the multiple codes. Many other building and fire officials will agree with me that experience in code enforcement takes several years.

So how do we get to enforcing NFPA 25 on a building owner without adopting a specific ordinance or a local code change? Or how do I a building inspector without an adopted fire code or fire prevention office accomplish this? Simply put, follow the code in one of several ways. If your jurisdiction has the International Building Code, that is the starting point. Starting with Section 901.2 it states,” Fire protection systems shall be installed, repaired, operated and maintained in accordance with this code and the International Fire Code”, and also in Section 903.5 the code reiterates the point again,” Sprinkler systems shall be tested and maintained in accordance with the International Fire Code”.

Well, you won’t find any specific wording in the building code on how to maintain a sprinkler system. You also won’t find NFPA 25 referenced in Chapter 35 along with the other NFPA standards. However, you will find in Chapter 35 under the referenced ICC section, references to the International Fire Code. Of these 98 different references to the fire code the two above will lead you to your next step. Since, these sections are specifically referenced in the building code, your community or jurisdiction does not have to legally adopt the fire code to enforce these specific sections. The fire code, even though you may be a building inspector, now becomes your tool to NFPA 25.

In Chapter 45 of the International Fire Code (IFC) you will find the NFPA 25 referenced under the NFPA section. In the sections following the NFPA 25 you will find several sections, the one of importance is Table 901.6.1. This table will take you legally to the latest or referenced edition of NFPA 25. Other sections in the fire code that take you directly to NFPA 25 are Sections: 904.7.1 for foam systems, 912.6 for fire department connections, and 913.5 for fire pumps.

Another point to take note if your jurisdiction does have the IFC legally adopted, is to look below Section 901.6.1 and Table 901.6.1 at the record retention time in Section 901.6.2, which differs from NFPA 25, and will take precedence. Remember a code (in this case the fire code) always overrides a standard.

Of course there is also another way to take you directly to NFPA 25 without using the fire code, but through the building code. Since sections from Chapter 9 of the building code are referenced several times under NFPA 13 and 13R in Chapter 35, and both 13 and 13R refer to NFPA 25 several times for the Inspection, Testing, and Maintenance of Sprinkler Systems.

The building department can now become the enforcing agency for the requirements of NFPA 25, and this also allows the building department to enforce building owners to maintain their sprinkler systems to a nationally recognized and enforceable standard. This also will allow property maintenance inspectors to have the same authority under their code, the International Property Maintenance Code (IPMC) under Section 704.1. However, in jurisdictions where a fire prevention office or officers are present, this responsibility usually becomes theirs.

Any inspector with the task of enforcing NFPA 25 should become familiar with the standard as some important changes have been made in recent editions. Sprinkler systems are only effective when properly maintained as with any plumbing, mechanical, electrical, and building system. Failed sprinkler systems (and Hollywood) always make the news and give this industry a bad rap, and negatively impacts our efforts in convincing building owners, and designers to install them.

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