6 Unit Apartment Building - Is a sprinkler (fire suppression) system Required?

Question

So I'm looking into acquiring my next property. And I have one in my sights. A run down 6 unit. It needs some updates. But otherwise pretty good shape. But my contractor has advised me that in the great city of Lowell, Massachusetts, any update no matter how small (like putting up new cabinets or updating a bath tub) would prompt the city to make me put in a Sprinkler system.

Is there any truth to this? And if there is, are they really that expensive? Are we talking a few thousand? or Tens of thousands?

As always, appreciate the insight.

Joel Owens · Answer

Hi Samson, You would have to check state statutes as to how much latitude city inspectors are given. For instance as an example my state has certain health department codes but written deep into the code is language that says the county and city muni's have the right to impose additional items as they see fit. My experience is unless the city gives you IN WRITING and signed by a worker at that department that sprinklers will not be required then you can't go on anything verbal. The departments will lie later on and it will be your work against theirs unless in writing. Since this property is in city limits it only matters what that city requires and not other areas in your state or around the country. I have a sister in law that works at the college in Lowell, MA Not much parking there and the buildings are mostly from the 1700's and 1800's. Sprinklers can be very expensive to do. You verification in writing of costs involved and what's required from the city and the contractors before closing on this sale and determining price. Old buildings can get grandfathered in with things but as soon as owners change hands or you have to replace just one part of that knob and tube wiring it all has to come out per the new code. So BUYER BEWARE............... : )

Paul Timmins · Answer

@Samson Kay There might be other regs coming into play. You might be required to put in a city fire box and fully supervised system. Sprinklers are very expensive. You can call a Sprinkler company and get a better idea of how much. You local REIA club president would have an idea of what will be required if not they will point you to someone. Good luck Paul

Mario R. · Answer

@Samson Kay Just wondering how you resolved this issue. Did you need to install a sprinkler system? If so, can you share any details of the cost. I am dealing with a similar issue on a 5 unit property. Any update would be very helpful. Thanks.

David Krulac · Answer

@Samson Kay I never installed sprinklers, but there was much debate here. A state law was passed they repealed. Now local municipalities decide. In one such place they said before the ordinance was passed that it would "only" costs $5,000 per SFH. However, builders that I talked to were complaining that the actual costs with a new house (done before drywall) was 5% not $5,000, so that on a $300,000 house was $15,000 not $5,000. fwiw

David Krulac · Answer

@Samson Kay Besides calling the fire department, call the local municipal zoning officer and and find out the regulations. Besides smoke alarms, some places now require interlocking smoke detectors that are both battery and hardwired. Also some places require the "lifetime lithium" batteries. They are supposed to last 10 years and then you throw them away and replace the entire unit. This prevents tenants from using the battery in a kids toy or not replacing a dead beeping battery. Other areas require fire escapes, fire resistant doors, fire stops, and hall doors that close when there is a fire, besides sprinkler systems. Most times a lot of this can be grandfathered in, but if you do any remodeling requiring a building permit expect to be required to become code compliant as well. many insurance policies have the option of code compliance coverage in the case of an insurnac e

Samson Kay · Answer

@David Krulac - My contractor basically said the same thing. That if I need to pull a permit for any work, I would need to put in a sprinkler system to become code compliant. Do you have any ideas what it might cost? My research online has shown that its about 1.50 per square foot. Which sounds like short money to me. But I have no idea if this is an accurate number ( whether or not it includes installation and labor, or if its just the cost of materials). I was walking around the building the other day and it doesn't seem like it would be that difficult to route pvc piping and put in a system.

Samson Kay · Answer

@Kristopher K. - No I'm saying the building has a hard wired fully supervised smoke detector system. I guess I'll give the fire department a call to find out.

David Krulac · Answer

@Samson Kay Besides calling the fire department, call the local municipal zoning officer and and find out the regulations. Besides smoke alarms, some places now require interlocking smoke detectors that are both battery and hardwired. Also some places require the "lifetime lithium" batteries. They are supposed to last 10 years and then you throw them away and replace the entire unit. This prevents tenants from using the battery in a kids toy or not replacing a dead beeping battery. Other areas require fire escapes, fire resistant doors, fire stops, and hall doors that close when there is a fire, besides sprinkler systems. Most times a lot of this can be grandfathered in, but if you do any remodeling requiring a building permit expect to be required to become code compliant as well. many insurance policies have the option of code compliance coverage in the case of an insurance claim.

Kristopher K. · Answer

@Samson Kay , I'd call the fire department direct and ask. They are the ones that will issue any certificate/sign off required. Are you saying the sprinklers are existing? I would not think they would let you remove them or disconnect it.

Robert Adams · Answer

Good point about being grandfathered in and getting it in writing Joel. I agree with Ann also, a call to the local FD should be an easy way to get your answer, I would also ask where you can find the local law stating one way or the other so you have it in writing as Joel recommended.