How to Address Building Remodel without Heat?

10/7/2021

We're doing a full remodel on an existing, vacant, 3-story building.

During the remodel, there won't be any heat in the building. There is an existing fire sprinkler system that would freeze during the winter.

How should we proceed during the remodel?

Are we required to keep the sprinkler system active? Is the owner required to provide heat? What would you recommend from experience?

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5 Comments

Alex

10/7/2021 06:39:48 am

Hi Anonymous,

NFPA 241: Standard for Safeguarding Construction, Alternation, and Demolition Operations (2019) discusses temporary protection during construction. The standard states that sprinklers should be brought into service to protect the building as soon as practicable.

For me (in Boston, MA), every project is supposed to have an NFPA 241 Plan that outlines the construction process and safeguarding the construction site. NFPA 241 (2019) 7.1.2 outlines the preservation of existing fire protection systems during demolition.

Does your project have a 241 Plan? If not, I would recommend that you push back on the General Contractor to have one written by a code consultant. The report will discuss how to handle not only the existing system, but any additional supplemental protection that may be required during construction.

As far as your remaining questions, there are a lot of things that go into answering these. Construction type, storage of construction material, fire department access, surrounding properties, and more.

Best of luck with your project.

Thanks,
Alex

Franck

10/7/2021 08:09:38 am

Insurance point of view (from Europe - so mostly common sense based and not US National code based)
You should try to keep the fire protection system in serrvice as far as possible.
If this means that you need to heat the area, then it should be done.
If not feasible at all. Then you would have to impair the fire protection system (as freezing conditions may destroy your entire system), but you can still make procedure so that, in case of fire event, the system can be restored quickly to activate.
This is not as efficient and as reliable as an active fire protection, but better than nothing.
Additional provision, as indicated by Alex, and as stated in NFPA 241 should also be considered during the work process as possible alternative if the sprinkler protection is impaired (additional hoses, connection to hydrants, regular fire watch...).
Work activities are a real fire hazard threat (combustible loads in non protected areas, hot works, unattended areas...).

Craig Hanson link

10/7/2021 08:57:38 am

It is clear in the codes that it is the owners responsibility to maintain a heated environment above 40F and if they cannot they must shut the system down and provide a fir watch. This is addresses in several areas of the code:

NFPA 13 8.16.4.1: 8.16.4.1.1* Where any portion of a system is subject to freezing and the temperatures cannot be reliably maintained at or above 40°F (4°C), the system shall be installed as a dry pipe or pre-action system.

NFPA 25 4.1.2: The property owner or designated
representative shall ensure that water filled piping is maintained at a minimum temperature of 40°F (4°C) unless an
approved antifreeze solution is utilized.

4.1.2.1 All areas of the building containing waterfilled piping
that does not have another means of freeze protection shall be
maintained at a minimum temperature of 40°F (4.0°C).

IFC 901.7 Systems out of service. Where a required fire protection system is out of service, the fire department and the fire code official shall be notified immediately and, where
required by the fire code official, the building shall be either
evacuated or an approved fire watch shall be provided for all
occupants left unprotected by the shutdown until the fire protection system has been returned to service.
Where utilized, fire watches shall be provided with not
less than one approved means for notification of the fire
department and their only duty shall be to perform constant
patrols of the protected premises and keep watch for fires.
901.7.1 Impairment coordinator. The building owner
shall assign an impairment coordinator to comply with the
requirements of this section. In the absence of a specific
designee, the owner shall be considered to be the impairment
coordinator.

Jesse

10/7/2021 10:18:05 am

I'm presuming that there won't be any tenant spaces occupied as there won't be any heat?

If partially occupied, you'll need to involve the AHJ as they may have some issues.

Otherwise, NFPA 241, the Standard for Safeguarding Construction, Alternation, and Demolition Operations has some guidance, though not too specific. Mostly along the lines of "restore protection as soon as able, etc etc.

Finally, ensure the owner lets his property insurer know following their impairment process. Depending upon who writes the coverage, they may have some requirements in place, and may send one of their loss control engineers to have a look.

sean

10/8/2021 08:51:22 am

Fire code requires you to maintain system as installed and required for buildings during construction. Heat will have to be provided.

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How to Address Building Remodel without Heat?

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