Fire Suppression/Sprinkler Installation

[J Frank Cole]

Hello,

I have a question regarding fire suppression and fire sprinklers.  My wife and I are in the process of creating a residential assisted living facility.  As a matter of course, we have to bring the building up to code which includes ADA compliance (grab bars and roll in showers) and fire suppression/detection (fire sprinklers, alarms and lights, etc.).  The ADA stuff is relatively straight forward and will be fairly cheap.  The sprinklers are new to us.  Anyone out there have any experience with this, even commercially?  The company's I've talked to, state that the attic as well as the living space must be protected because it's a wood structure.  Because I don't have plans for the house yet I only got a very rough price at $350/square foot.  Is this typical, or higher than it needs to be?  Keep in mind that $85,000 would be the price of the sprinklers alone.  I would still need to get a new, separate underground line installed with two individual water lines, and fire alarms and emergency lights installed.  I'm very realistic when it comes to renovation cost, I was a contractor before I got into real estate, but have no experience with any of this stuff.  

Any help would be greatly appreciated.

Thank you.

[Kevin M.]

You're getting sound advice above.  In addition to a decent Architect, many these days defer the NFPA requirements to a sprinkler designer/installer.  Those guys will know more of the tricks and nuances with hands on experience with local inspectors and their interpretations of the issues.  The Architect will get them pointed in the right direction to firm up the occupancy stipulations which govern the applicable NFPA code.  From there, the sprinkler sub should be able to work with the designers to develop an accurate set of permit drawings for review/approval.

I've done a couple of multi-family projects over your way with sprinkler systems.  Send me a PM and I'll share with you my thoughts on a few subs over that way that might be happy to join your team at this stage in the process.

PS...could be worse, you could live in the People's Republic of Maryland with Michael where they require even new houses to have a sprinkler system!  (sorry for the jab Michael, I just couldn't hold back the shot at my old alma mater)