The past few years have seen an uptick in multifamily properties installing or replacing their fire sprinkler systems. What’s behind this—and why are the reasons driving it more complicated than they seem?
We’ll dive into the three major reasons multifamily owners/operators and condo Boards are exploring installing or upgrading their fire sprinkler systems. But first, a little history. Fire sprinklers became mandatory in newly constructed multifamily housing in 1992 due to the passage of the Federal Fire Safety Act. This law required all new multifamily housing units to be equipped with fire sprinklers. Then in 2003, the International Building Code (IBC) began requiring all new hotels, motels, and multifamily occupancies to include sprinkler systems as well.
More than two decades later, these code changes are still affecting the market in interesting ways—and they continue to impact apartment and condominium communities that are navigating regulatory pressures, budgetary concerns, and a desire to safeguard their residents.
The Three Drivers of Fire Sprinkler Installations and Replacements
1. Fire Sprinkler Retrofits
The first factor driving a recent uptick in fire sprinkler projects is older communities looking to retrofit their buildings with these systems. When the Federal Fire Safety Act passed, it required that new properties be outfitted with sprinklers but didn’t mandate that older buildings install them.
These days, however, many communities are realizing that a retrofit project makes sense for them. There are three main factors pushing communities to install sprinklers in their buildings:
- The Law. Many jurisdictions have passed legislation requiring these older communities to add sprinklers. This is particularly true for municipalities with a large concentration of high-rise properties.
- The Insurance Industry. Increases in premiums and deductibles for communities without sprinklers are skyrocketing, leaving many communities no other option than to add sprinklers if they want to keep their coverage.
- Older communities without sprinklers are at a competitive disadvantage. Whether it’s a condo community trying to increase property values for owners, or an apartment community trying to remain attractive to prospective renters, having sprinklers has become a basic expectation for owners and residents alike.
2. Age-Related Fire Sprinkler Replacements
It’s not just older communities that have never had sprinklers that are starting these projects now.
In communities that were equipped with fire sprinklers, these systems are now reaching the end of their useful lives. This is resulting in an uptick in age-related fire sprinkler replacements.
Like more traditional plumbing systems that also require replacement between 30 and 50 years of age, sprinkler systems face issues with deterioration and leaks. We have seen an increase in age-related failures, particularly among systems piped with polybutylene and CPVC piping materials.
In many jurisdictions, legislators are proposing new laws that require buildings to look regularly at the safety of their infrastructure as it ages. This includes everything from structural components to life safety systems like sprinklers. For communities with sprinkler systems that are 30+ years old, they should start thinking about and planning for a system replacement soon.
3. Defective Fire Sprinkler Replacements
The third trend is the most troubling: a sharp increase in sprinkler system construction defects among newer buildings. While there is no obvious explanation as to why this is happening, the signs point toward issues with material compatibility impacting the new construction space.
From fire caulk to spray-on insulation, the modern chemicals used in today’s new construction processes are wreaking havoc on piping systems, particularly plastic materials like PEX that are used in many of today’s fire sprinkler systems. It’s still uncertain whether these problems stem from issues with design, materials, or installation. But, whatever the root cause, it’s obvious that modern buildings are suffering from sprinkler failures at an alarming rate.
Unfortunately for these communities, an immediate fix is the only option. The situation needs to be rectified quickly. Frequently, lawsuits against the developers (and subsequent awards or settlements) help fund these replacement projects. But even with financial assistance, repiping is an unexpected expense and an inconvenience for residents in newly constructed communities.
Helping Communities with Fire Sprinkler Problems
Whatever the reason your community is exploring a fire sprinkler retrofit or replacement, the project can seem like a big and complex undertaking. Make sure you have a reputable and experienced partner by your side who understands your local laws and regulations and has done similar projects in communities like yours.
Fire sprinklers may be a complicated issue for multifamily buildings—but installing them doesn’t need to be a process sprinkled with complications.
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At SageWater, we specialize in addressing both age-related and defective piping infrastructures (including fire sprinklers) in multifamily communities across the country. If you are experiencing any issues with your fire sprinkler systems, contact us today for a free consultation.