Fire Alarm Required During Active Renovation?

11/14/2018

A building which has an old fire alarm system is going to have its interior completely gutted (all systems, walls, everything but the structure and exterior walls are to be removed). The fire alarm system is to be demolished and replaced entirely, and the building will change to a business occupancy once complete.

Is a fire alarm system required by code to be active during the renovation?

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7 Comments

Sandie

11/14/2018 09:30:04 am

No. The requirement for a fire alarm system is based on occupancy/use. The building is being completely remodeled and the only people expected to be present in the building would be construction staff.

Robert

11/14/2018 01:59:11 pm

Yes. Even if the building were just to remain vacant, the owners of the building would have to maintain the fire alarm and sprinkler systems would have to be maintained in operable condition unless the building was boarded to prevent unauthorized entry or they were given approval by the AHJ.

JAMES

11/14/2018 03:14:56 pm

I'm not sure the question is about maintenance of the existing system though. If the system is going to be demolished, the question becomes "is a fire alarm system required when the project is under construction?"

If it's a new-construction project, the answer would be pretty easy - no - fire alarm systems are not required to be in place and operational until completion and prior to any temporary or permanent occupancy.

Since it's a remodel, it seems a little more complex and had ANY continuous occupancy needed to occur in the building (like hospital work does), then a working, active fire alarm system would seem to be justified. What are your thoughts Robert?

Robert

11/18/2018 02:02:25 pm

The building has a current fire alarm / sprinkler alarm system which must be maintained whether the building is occupied or not. During demolition, a standpipe must be dismantled floor by floor per code to maintain the ability for suppression activity. Because the remodel will create piles of combustible debris and demolition techniques may include hot work, metal grinding and cutting torches. It is my belief that maintaing the current alarm system until the new system is ready to replace the old system.

Mike link

11/14/2018 02:03:00 pm

If the building is equipped with a fire sprinkler system, the fire alarm system (sprinkler supervision) may still be required to monitor any water flow or tamper switches.

Douglas Krantz's Fire and Life Safety link

11/15/2018 10:02:38 am

When the NFPA Code isn’t clear about a particular situation, like this one, the Authority Having Jurisdiction (AHJ) probably needs to be consulted.

Remember, the NFPA Code is an excellent guideline to use for fire protection, but the "Code" is a publication produced by a non-governmental organization; the government has chosen to use this guideline as its law, and the AHJ is the government’s representative.

I have found that most fire marshals are glad to answer questions. Talk to the AHJ. Whereas the NFPA Code speaks “guideline,” the AHJ speaks “law.”

Dale Boghean P.Eng. LAFC

11/19/2018 03:29:17 pm

I would coordinate a meeting with the insurance adjustor/broker and the AHJ to come up with an acceptable solution for both of them. As the alarm system and sprinkler system may/will be "Out of Order" a fire watch would be required which would very conceivably be the site super, or designate, during work hours and I would use the site security representative after hours. A construction fire safety plan would spell out the details of all workings including hot works, site inspection frequency for "rounds" reporting and the overall systematic demolition and rebuilding coordination to limit accumulations of combustibles and limit and regulate ignition sources.

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