When are Sprinklers Required in 1-4 Unit Multis?

Question

Hi everyone!

I just purchased a four unit property in the Mt. Airy neighborhood of Philadelphia. The house is currently laid out as a quad (with all separate utilities) and the previous owner had obtained a variance approval just before closing. We are in the process now of waiting to receive the certificate of occupancy for use as a quad.

My question is related to the requirement for a sprinkler system. In Philadelphia, when is a sprinkler system required to be installed in old properties with 4 units or less?

Thanks!

Troy Sheets · Answer

I've done dozens of new construction SFH builds as developer and licensed GC. It's a requirement. Not all codes are the same and even if they follow the same code, each jurisdiction can modify the code.

Pat L. · Answer

As soon as our town started imposing the IRC2018 so we had to comply. No grandfathering etc etc, just strict adherence to fire safety or shut us down.

It was quite the process but fortunately I was able to engineer, design & install the entire system.

Good luck

Troy Sheets · Answer

You'll be fine. For existing properties, it's when you're moving/changing structure above a certain amount, like 20% or 30%, IIRC. It's been a while so I forget exactly but if you're doing a rehab and not changing the use (adding units or the like) and not moving structural components, you should be fine. All new construction requires it whether single or multi.

Max T. · Answer

About how much does it cost to retrofit a triplex by installing a sprinkler system? 10-15k?

Yuriy Skripnichenko · Answer

Hi @Oscar Beteta

Here is a quote from the code:

F-102.3 Application of building code. The design and construction of new structures shall comply with the Philadelphia Building Code. Repairs, alterations, additions and changes of use or occupancy to existing structures shall comply with the Philadelphia Code applicable to the proposed work. In the alternative, repairs, alterations, additions and changes of use or occupancy to existing structures shall be permitted to comply with the Philadelphia Existing Building Code.

You can find all the answers in Philadelphia Building Construction and Occupancy Title 4 Subcode F.

Please correct me if I’m wrong.

HOWEVER, not all engineers in L&I are good and know the code. Sometime they may ask for ridiculous things to be done. And pretty often I see that different inspectors have different codes that they apply to the same space. I was told by the head of the department that I’d need to have sprinkler system installed if I change the use of CMX2 from 2 units+ commercial to 3 units. So the story is that you never know what our business friendly city of Philadelphia will have you do to pass the red tape.

Cheers,

Yuriy

Nik Moushon · Answer

I'm an architect that deals with codes every day and designs houses everyday without them. I do agree that each jurisdiction is different. So yours could require it. Do you mind sharing which code it is? I'm interested in learning because I've never heard of SFH requiring sprinklers. Unless they are huge of course. My mind is telling me there has to be a specific condition or reason that triggers sprinklers in SFH. Not just a blanket code that requires it everywhere in all conditions.

Oscar Beteta · Answer

I wonder if there may be a special requirement in Philly?

Nik Moushon · Answer

Single family new construction does not require sprinklers until you get to a massive amount of sf. Like 8-10k massive.

Pat L. · Answer

@Oscar Beteta ... we checked with the town before we put an offer in. It was zoned commercial/apartments but only had 3 of the 6 units rented, for a total of $1400/month, the rest were vacant due to poor PM & a live-in maintenance guy (been there 22 years) who didn't like too many people around.

We were notified about 18 months after purchasing that they wanted to do a walk through. They had just had a 23 unit in the same town burn down due to smoking & the subsequent fire dept inspection of other multi's triggered a need to have all comply with fire safety standards.

you can't refuse a walk through so we complied & they were looking to apply IRC2018 to all multi's in the town. So the fun began & we complied within the 24 month window. I was able to do ALL the work myself & was not charged for permits at all. I then had to have it inspected by a commercial architect (one of the wife's patients), a certified commercial building inspector, (old friend of ours), for all electrical & plumbing compliance & then the fire chief, (also one of the wife's patients).

It was a LOT of work & after attending classes to design & install the systems & them showing the effects of such systems on fire prevention I certainly appreciate the dire need for these systems.

Oscar Beteta · Answer

That is very helpful. Thank you Troy!

When are Sprinklers Required in 1-4 Unit Multis?

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