Common fire sprinkler system components (l to r): sprinkler head, fire pumps, and backflow preventer.
In New York City, commercial/office buildings 100 feet or taller are subject to fire sprinkler requirements, per Local Law 26 of 2004. The filing deadlines for complying with those requirements are coming up in 2018 and 2019, but given the lead time needed, it's not too early for building owners and managers to start preparing for compliance.
Requirements and Deadlines
As mandated by LL 26/04, affected buildings must have a full system of automatic fire sprinklers installed by July 1, 2019. Interim reports prepared by a New York State architect or engineer must be filed with the Department of Buildings, and a final report, also prepared by an architect or engineer, must be submitted certifying that the installation of the sprinkler system is fully compliant. The next filing deadline is for the 14-year report, due July 1, 2018.
Why Start Now
As a rule of thumb, the design phase of a building-wide sprinkler system can take up to six months. The length of a fire sprinkler system project, from the initial decision to proceed, until completion and final approval of the installation, depends on the size of the space to be sprinklered and the specifics of the building. The entire sprinkler project can take up to a year or more, so owners should start planning well in advance to meet the July 1, 2019 deadline.
Extensions
Owners who are unable to comply by the final deadline because of undue hardship may be granted an extension as long as they have met all previous filing deadlines; obtained all the required applications, permits, and plans; have made a good faith effort to complete the required work; and are able to substantiate the claim of undue hardship.
Sprinkler Maintenance and Care
Once installed, sprinkler systems must be periodically inspected, tested, serviced, and maintained in good working order in accordance with the Fire Code. Records of all system inspections, tests, servicing, and other maintenance must be maintained on the premises for a minimum of three years.
Questions?
For more information on Local Law 26/04 and sprinkler systems, see our Local Law 26/04: Fire Sprinkler Requirement Fact Sheet and contact RAND at 212-675-8844, info@nullrandpc.com.
Peter Varsalona, PE is Principal of RAND and head of its Mechanical/Electrical/Plumbing team.
