Philadelphia Tri-plex (3 unit) Fire Code?

[Matt Daley]

Buying a 3 unit property in Philadelphia. Appraiser is requiring a hard wired fire alarm to be installed. I have been looking on-line through the fire code for Philadelphia and trying to find out specifically where it says this so that I can show the seller. Does anyone have any experience? Have a link or a good resource that could provide this info? Know of any exceptions to the code? (seems like there are a lot of exceptions for other types of buildings). 

Thanks in advance.

[Charles Carillo]

@Matt Daley

I own multifamily in the northeast and the fire department is now requiring hard wired fire alarms; even on the 3 unit properties. They normally work their way backwards from the larger properties to the smaller ones but it will be a requirement in all older buildings in the near future. It will make resale much easier.

[Joseph Scorese]

@Matt Daley have you spoken with a licensed expeditor in philly to discuss this. they would be able to assist in the process if permits are needed, etc.

Regards

Joe Scorese

[Alex Capozzolo]

@Matt Daley this happened to a triplex that we own in North Philly. Had to install fire alarm system. The city is getting stricter with things like this, as well as the legality of the actual property type (SFH vs legal duplex vs legal triplex).

I have not heard of any ways around the fire alarm thing. @Jon Sanborn

[Yuriy Skripnichenko]

@Matt Daley

It was always the city requirement since I started in this business. 

For all 3 units and more you are required to have hardwired fire alarm that should be inspected once a year by a licensed inspector. Otherwise you may have a fine from L&I and your rental license may be not renewed. 

You can find these requirements in the philadelphia fire code. Also it is stated in the Partners for Good Housing brochure (you have to provide your tenants with this at the lease inception) https://www.phila.gov/media/20190517121208/partnersinhousing-Rev.-May-2019.pdf see page 9. 

Hope this helps.

Cheers, 

Yuriy

[Pat Hamilton]

Can someone provide an approximate price for all this?  I purchased a 3family home in Philly (it already had a system I think) big red metal circle and fire alarms on all hallway floors.  I think I just need to update it.  I was told I need to pay some company an annual fee to monitor it (surprise surprise ...fees everywhere).  Also, I have a fire escape in the rear (it's metal and kind of old, can use some spicing up).  Each floor has a door (leading to it and out through the back.  The back of the property was fenced in and locked (terrible neighborhood so fenced in for security)....which doesn't make sense because even if you make it out of the building you are locked into the back yard.

@Matt Daley

did anyone mention sprinklers? one contractor had told me i need them, but people are always trying to sell me things, then i was told that since it was always a 3 family and grandfathered in i don't need a sprinkler system.

[Troy Sheets]

FYI, for the fire escape, it needs inspections as well. I don't have any so don't know the frequency of inspection needed but definitely look into it. I believe it needs to be inspected by an engineering firm. https://www.phila.gov/media/20...

[Colin C.]

@Pat Hamilton Curious if you found anything more out about the monitoring?  We were just told we need to pay about $550/year for 'cellular monitoring' of the fire system at a triplex. This was said by a company and I'm wondering if that's a requirement or if they are just trying to sell something.

[Yuriy Skripnichenko]

Quote from @Colin C.:

@Pat Hamilton Curious if you found anything more out about the monitoring?  We were just told we need to pay about $550/year for 'cellular monitoring' of the fire system at a triplex. This was said by a company and I'm wondering if that's a requirement or if they are just trying to sell something.

 If your property has fire suppression system (sprinklers) than you have to have your alarm monitored and the price sounds about right.

Cheers, 

Yuriy 

[Colin C.]

Thanks Yuriy. I actually looked up the code and it says that only systems installed before 1991 would need monitoring and just for Groups H and I. Because it differentiates between Automatic Fire Extinguishing Systems and Automatic Sprinkler Systems, it makes me think that the former is for non-water-based systems...

F-903.6.7 Monitoring of existing fire extinguishing systems. Automatic fire extinguishing systems installed on or after March 1, 1991 and automatic sprinkler systems installed in Gr oup H and I occupancies and high- rise buildings prior to March 1, 1991, shall be monitored in accordance with Sections F-903.4 and F-904.3.5 as applicable. Where systems are monitored on site at a constantly attended location, approval of the fire code official is not required.

I also found out that the triplex most likely doesn't actually require a sprinkler system in the first place so I've been trying to see if that's correct, and if so it wouldn't need the system or monitoring. Just trying to sort this all out. Anyone have insight, please chime in.