Does a new 3 story, 9 unit condominium require exterior sprinkler system or fire alarm system?
Seems clear to me.
Excerpts from the 2015 NFPA 101:
There is always more to add from the discovery of facts that change the parameters.
Which building code and edition will this be built under???
Or are you talking an existing building??
And do you mean interior not exterior??
Here is situation...
Condominium Complex with 6 buildings - there are three 2 story buildings and three 3 story buildings. Each building has 2 exterior stairwells.
Condos built in 97 per Southern Building Code of 94.
2013 5 of the 6 buildings burn down and those 5 were rebuilt with sprinklers and fire alarm systems according to adopted 2009 code. The 6th building sustained damage but was not rebuilt or modified. It is the only building without sprinklers or fire alarm system.
Recently, 6th building's roof gets ripped off in storm. Roof get replaced. Still no upgrades.
At what point should 6th building get sprinkler and/or fire alarm system?
That is more of a question to the city building official in that city.
Some use 50 per cent value of the building damage, to require upgrade.
Even if one unit burns good, not through the roof, more than likely that will not kick in fire sprinklers.
Can I ask why the question? are you an owner, property rep??
Several AHJs use NFPA 101, Life Safety Code for existing buildings. The following rehabilitation work may involve the installation of automatic sprinkler systems. Excerpts from 2015 NFPA 101. These codes required some judgement for the meaning of the terms and would apply on case by case basis. I has been a surprise the insurance carrier and the tenant association, if formed, hasn't addressed this issue.
Thank you for all of the responses. Very helpful.
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Honestly, it depends on the building code that would apply to this building.
I would check with both the Building and Fire code to determine your next step.
Fair enough - A good point but aren't the NFPA 101 codes for existing buildings, a designer's standard of practice even if not adopted by the locals?
Or is the standard of practice for designers is what ever the local building official see fit?
As a designer I would be aware of the most current standards of practice to incorporate them into the design. Building codes and Fire Codes do not address existing buildings as comprehensive as the NFPA 101 codes.
But the law complicates things—and with good reason, of course. We apply for construction permits, inspections and certificates of occupancy for new construction and alterations. The designer's work requires review, during the design and construction, by an “authority having jurisdiction” (AHJ).
Local building regulations may have more restrictive requirements.
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