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Hello, I'm designing a sprinkler layout for an old ornamental commercial building undergoing major alterations. Rooms will be built 10 ft tall along the perimeter of a 60 ft x 80 ft existing open space with 18 ft ceilings. There will be open space above these rooms. Sprinklers inside the room won't be an issue; the pipes can enter from the floor below. The existing 18ft ceiling is very ornamental, and the owner wants to avoid pipes at this ceiling if possible. But I don't see any other way to provide coverage for the space above the offices. Are there sprinklers that can spray up and run along the ceiling of the offices? I made a quick model; it's not accurate to the layout, but just to give an idea of what it'll look like. How are sprinkler installations typically done for old historic buildings where preservation is important? Any ideas would be greatly appreciated, thank you. Sent in anonymously for discussion. Click Title to View | Submit Your Question | Subscribe 
6 Comments
Pete H
9/21/2026 06:14:55 am
I'm assuming this is combustible construction due to age. 9/21/2026 08:09:48 am
Historic properties are challenging (that's what makes them fun). You man need to open the ceiling to get pipes up there, but a good contractor can make the repairs invisible. Tyco makes a Light Hazard sidewall that has listed 16 ft. wide by 24 ft. throw. If you place these on all 4 walls at 18 ft. level, the uncovered area would be 32 ft. x 12 ft. However, if you arrange the offices in the 32 ft. x 12 ft. area and provide sidewall sprinklers within the offices at the 10 ft. ceiling level, the entirety of the 60 x 80 floor area would have sprinkler coverage. Although the space above the offices would not be surrounded by walls (creating a non-combustible dead space) it is a non-combustible space nonetheless. All sprinkler piping could be routed up from the floor below through the walls to supply the sidewall sprinklers so all piping would be concealed. You may be able to get the AHJ to accept this logic and issue a variance understanding the importance of the decorative ceiling even though it may not technically meet the spacing rules of NFPA 13.
Dave L.
9/21/2026 02:28:43 pm
This forces one to think outside the box a bit, while remaining within the confines of the standard. While you describe the ceiling as “very ornamental” we really need more information. I have done many historic retrofits and adaptive reuse projects (my favorite type), and there are many tools in the toolbox. Is the ceiling coffered? Is there any space above the ceiling at all? These things will drive (or limit) what can be done. I am not a fan of CPVC but one of my local contractors utilized CPVC to get piping concealed above an original; vaulted plaster ceiling of a historic theater. Yet on another project they installed sidewall sprinklers within each coffered pocket. I have done this many times using horizontal or vertical SW’s, either running the pipe along beams and columns (where they jump out at you once painted), or working with the architect to conceal pipe with new or deeper soffits. Be aware of the stricter installation limitations of sidewall sprinklers. Sometimes one just can’t avoid exposed pipe – I can think of many historical buildings with pipe exposed during retrofit. I might select one type of fitting line over another just for looks. And pick the experienced “detail” fitter; not the fast warehouse guy. Jealous - I don't get to do these anymore.
Jack G
9/21/2026 03:56:50 pm
Install from floor above to ceiling above large box or walls from lower box floors to 2nd floors.
Glenn Berger
9/21/2026 04:48:14 pm
You can work with the architect and possibly use concealed sprinklers that have custom "painted" escutcheon plates. Leave a Reply. |
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