Do Florida condos with no more than 4 stories require sprinklers if every unit has an outdoor egress
Normally the answer is if existing, they should have been built to the code that the city or state adopted at the time if building.
So it is possible that the code adopted at that time did not require fire sprinklers.
And, I kind of understand condos might be handled a little different in Florida.
Do you know what year the condos were built???
Thanks for replying so promptly Paul.
Our buildings were constructed in 1974.
I understand that the Life Safety Code requires that buildings that are 75 feet in height must be retrofitted with sprinklers.
Chapter 633 of the Florida Statutes incorporates the National Fire Protection Association (NFPA) standards. The NFPA requires "high rise" buildings (which are defined as buildings in excess of 75 feet) to retrofit with sprinklers. While there may be other circumstances where buildings less than 75 feet must be equipped with fire sprinklers, there is no blanket requirement that all condominiums and cooperatives in the State of Florida, regardless of height or occupancy or date of construction be equipped with fire sprinklers. (This comes from a legal opinion in Florida)
However, The Department of Business and Professional Regulation of Florida removed the ''75 feet or more'' specification from the Statutes and this is where the fuss comes from.
Since the Life Safety Code is incorporated in NFPA, can you tell me if there is anything in this Life Safety Code that would oblige condominiums that are NOT higher than 75 ft. to be retrofitted for fire sprinklers?
Maybe only if built new.
Seems like the issue is the State of Florida,
If the Florida law requires retro fit, I have heard about high rises being required retro fit, but not condo. And, I think the high rises were given forever to do it.
Not sure if this covers the entire law::
HOA and Condominium Management Orlando - House of Management Enterprises. - - RETROFITTING FIRE SPRINKLER SYSTEMS
Sounds like you need attorney general opinion.
Looks like there is an opt out clause, if you can get the votes::
This does not seem to a code issue, unless the building was built at the time the code required sprinklers, and they were not installed.
It seems to be more of a State of Florida legislation issue. Does what the legislatures wrote require retrofit or can a building opt out?
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