Sprinkler Systems not compliant with Building Code

[jkampana]

What do you typically do when you have an AHJ asking for a sprinkler system in a building that is not compliant with the code?

We have a two level dental office that is VB construction that has a frontage increase. According to the IBC this building requires a NFPA 13 system. The AHJ is saying that only the basement level needs to have sprinklers because there are no window where the FD can fight the fire. The main level and attic are not required to have sprinkler protection.

What would you do in this situation? I am worried about following their instructions, even if they sign off on it. In the event of something happening we would would still be exposed to a lawsuit since we knew that the system is not code compliant and still did it anyway,

 

[cdafd]

Why do the upper floors need sprinklers

 

[TravisMack]

When I am asked to do something that is outside of the codes/standards, I request a letter be provided on the letterhead of whoever is directing that they are fully understanding the request is against the code/standard and that they accept 100% of the liability of the issue. I then let the individual know that we will be sending it to our attorney for review and modification so that we are properly protected from liability due to the requirements of another that conflicts with the codes/standards.

Usually, when I force this issue, they seem to want to follow what the code/standard says.

However, in your situation, I would also ask what is driving the sprinkler requirement? Did they take an area increase that requires it? Do you have a local amendment that requires all buildings to be provided with fire sprinklers?

Assuming B-Occupancy with V-B construction, you can get 9000 sq ft per floor for 2 stories without protection. The frontage increase could give as much as 70% increase, so you get up to 15,300 sq ft without sprinklers per floor for 2 floors. That is a large dental office if it exceeds that size.

Travis Mack
MFP Design, LLC

http://www.mfpdesign.com

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[stookeyfpe]

Be careful in this analysis. I am currently dealing with a 15,600 square foot legacy Uniform Building Code Type IIIB Group M mercantile that would have never been required to the be sprinklered based on height and area. However, the fire flow was not available so the jurisdiction required it to be sprinklered.

To perform this analysis one needs to know which fire flow method was used by the jurisdiction, if it even adopted a recognized method. What if they don't adopt a fire flow standard or recommended practice? What do you do then?

Height and area of a building of a given construction type and its separation distance to a real or imaginary property line are only three variables. I hope you're qualified in construction classification using the IBC or NFPA 220. If the building is 90 years old did the AHJ even adopt a building code? Cool but here's a news flash: we had no national US building code in 1925.

The inability of the fire department to access a portion of the building for manual fire firefighting may have also drove the sprinklers. Do you understand fire hydrant spacing and hose lay distance measurements using IFC Sections 503 and 505? Which edition?

Unless you really understand how the IFC can employ sprinklers to resolve issues like fire department access, hose lay distances, fire flow, changes in construction classification, means of egress travel distance increases or egress width reductions (and I didn't provide the complete list), are you comfortable in making this kind of analysis?

I am not challenging you but as a fire protection contractor, be careful in these situations. Further analysis in your case is warranted.

Travis, I appreciate your approach but your attorney doesn't know $hit in his or her statements of limiting one's liability. A contractor or engineer needs to really understand the regulations and how they work in these types of analyses. Lawyers work for one thing: more work.

You're entering into the arena I call engineering analysis as does your state if you're in the US. Please be slow and judicious.

 

[TravisMack]

Yeah. The whole idea of that statement is to basically let anyone know that what they are doing is not cool and we won't take the liability. It is typically a general contractor that is wanting to short cut something. When we go into detail what is required of them to get us to play games, then they back off 100% of the time. It is all about flexing and calling some one's bluff.

Yes, there are several items that come in to play where the IFC allows certain things but requires sprinklers. That is why, I may be able to read parts of the IFC, but I always have some one uphill from me make the final call on those items.

You have to love the games we play in this industry just trying to do something right.

Travis Mack
MFP Design, LLC

http://www.mfpdesign.com

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[MatthewJWillis]

No code analysis necessary.

Is the AHJ in question listed as the decision maker by your state?

Yes, comply with written instruction provided by same.
No, request written instruction from whoever is.

None identified, stick to what your price reflects, or
Bow out of the project citing the concerns.

R/
Matt

 

[jkampana]

Travis, I guess I shouldn't have said dental office but "dental complex" with multiple tenants . But yes it exceeds the sf stated.

I guess the reason why I ask the question is because in the event of a personal injury lawsuit. They do not care whether the AHJ told you to do something or not. They will say you have a personal "duty" to install a correct system that will provide adequate protection. If you installed a system that was known beforehand to be insufficient, you would get hanged, IMO.

 

[TravisMack]

I have walked away from many projects due to things like this. I can't knowingly put in something that is not in compliance with current codes/standards.

Travis Mack
MFP Design, LLC

http://www.mfpdesign.com

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