Is Electronic Monitoring for Sprinklers Required?

8/27/2024

I have an older class B Mercantile space that is sprinklered but not alarmed. The last tenant was a large pharmacy chain that monitored their own fire alarm or sprinkler systems. When they left they removed the alarm panel.

The tamper and flow switches are still there, as well as an exterior electronic flow bell.

Does this sprinkler system require electronic monitoring?

Currently they have nothing monitored. I would like it to be monitored, but need something to back me up. We adopted the 2021 I-Codes and 2015 NFPA 101 (Statewide).

Thanks in advance.

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11 Comments

Glenn Berger

8/27/2024 08:07:24 am

The requirement for "electronic monitoring" would come from the AHJ, insurance, locality needs.

Pete H

8/27/2024 08:13:12 am

When you say "exterior electronic flow bell" is this an electric bell or is this a pneumatic water motor gong on the outside?

Either way I think the code path you're looking for is NFPA 101 (2015) 9.6.4.2

When emergency forces notification is required by another section of this code, the fire alarm system shall be arranged to transmit the alarm automatically via any of the following means acceptable to the authority having jurisdiction and shall be in accordance with nfpa 72, national fire alarm and signaling code:
1) Aux. fire alarm system
2) Central station fire alarm system
3) proprietary supervising station fire alarm system
4) remote supervising station fire alarm system

David Kendrick

8/27/2024 08:23:49 am

Pete, what is a “pneumatic” water motor?
Wouldn’t it be hydraulic? Water powered?

Pete H

8/27/2024 08:38:54 am

Hydraulic is correct.

Franck

8/27/2024 08:26:41 am

As indicated by Glenn, the requirement will normally come from the AHJ or any otrher specific request/regmlementation.

But the decision may be yours as well. Especially if local requirements are not very demanding (and satisfied with a local unattended alarm only).

Would you rely on somebody in the street hearing the outside water gong to call the Fire Department? Even if it happens in the middle of the night during the weekend?
And what would the FD does if there is nobody available in the facility?
It might be wise, when you have automatic fire protection, to have the alarm sent to a constantly attended location, able to make the right decision.
Would you do the same with intrusion alarm?

Sean H

8/27/2024 08:51:10 am

I believe your journey could start in Chapter 9 of the IBC.

Section 901.6.1 - Automatic sprinkler systems shall be monitored by an approved supervising station. Two exceptions are automatic sprinkler systems for 1-2 family dwellings, and limited area systems in accordance with Section 903.8.

How would the sprinkler system be monitored you ask - through the use of a dedicated function sprinkler/supervisory service monitoring system and communicator that doesn't need to comply with the requirements of a full fire alarm system. Jump to section 903.4 for more details

As far as what that monitoring entity needs to be (central station, remote supervising, proprietary etc), that would be the discussion with the AHJ to determine the extent of what they approve.

Jack G

8/27/2024 09:22:42 am

Sean has it.
If a new panel is installed i would suggest new devices so that everything matches.
I d even suggest replacing the wiring.

Todd E Wyatt

8/27/2024 09:23:50 am

Your initial review should start with the scoping Code (e.g. IBC-YYYY?) that was applicable/adopted when the building’s Drawings were initially reviewed by the AHJ.

If the Group M Mercantile building was required to be MONITORED BY AN APPROVED SUPERVISING STATION, as IBC-2018 (example) states below :

IBC-2018
Chapter 9 Fire Protection and Life Safety Systems
Section 901 General
901.6 Supervisory Service
Where required, fire protection systems shall be MONITORED BY AN APPROVED SUPERVISING STATION in accordance with NFPA 72.
901.6.1 Automatic Sprinkler Systems
Automatic sprinkler systems shall be MONITORED BY AN APPROVED SUPERVISING STATION.
Exceptions:
1. A supervising station is not required for automatic sprinkler systems protecting one- and two-family dwellings.
2. Limited area systems in accordance with Section 903.3.8.

… then the existing building STILL requires it.

The scoping Code adopted at the time may include provisions for the termination of monitoring system for the Automatic Sprinkler System similarly for Fire Alarm monitoring :

IBC 2018
907.6.6.2 Termination of Monitoring Service
Termination of fire alarm monitoring services shall be in accordance with Section 901.9 of the International Fire Code.

IF the existing building was altered since it was initially occupied, the next review would be with the currently adopted International Existing Building Code (IEBC) to determine the scoping requirements for the existing Fire Protection System based on its Level of Alterations (1, 2, and/or 3) and/or Change of Occupancy.

The intent is for the initially approved Fire Protection System to NOT be altered (e.g. “last tenant was a large pharmacy chain that monitored their own fire alarm or sprinkler systems … when they left they removed the alarm panel”) without approval by the AHJ.

Randy Kimbro

8/27/2024 11:32:48 am

As an AHJ, sprinkler MUST be electrically supervised ...

2021 International Fire Code (IFC)

903.4 Sprinkler system supervision and alarms.
Valves controlling the water supply for automatic sprinkler systems, pumps, tanks, water levels and temperatures, critical air pressures and waterflow switches on all sprinkler systems shall be electrically supervised by a listed fire alarm control unit.

Exceptions:

1.Automatic sprinkler systems protecting one- and two-family dwellings.

2.Limited area sprinkler systems in accordance with Section 903.3.8.

3.Automatic sprinkler systems installed in accordance with NFPA 13R where a common supply main is used to supply both domestic water and the automatic sprinkler system, and a separate shutoff valve for the automatic sprinkler system is not provided.

4.Jockey pump control valves that are sealed or locked in the open position.

5.Control valves to commercial kitchen hoods, paint spray booths or dip tanks that are sealed or locked in the open position.

6.Valves controlling the fuel supply to fire pump engines that are sealed or locked in the open position.

7.Trim valves to pressure switches in dry, preaction and deluge sprinkler systems that are sealed or locked in the open position.

8.Underground key or hub gate valves in roadway boxes.

Jesse

8/27/2024 12:05:06 pm

While it's AHJ driven, the short answer is yes. They'll need a riser monitoring panel.

Conrad

8/27/2024 01:37:22 pm

In my NFPA jurisdiction, I have seen similar where either fire alarm or electronic supervision for fire sprinkler was removed by the tenant when they left without permission of the AHJ. NFPA model code requires a permit for the modification or removal of a fire protection system.

If a permit was not applied for, this may subject the property owner to a fire code violation if the tenant space is occupied.

Even if electronic monitoring / supervision was not required, once it was installed it must be maintained unless permission granted by the AHJ. https://www.meyerfire.com/daily/ok-to-leave-non-required-sprinklers-in-place

Is Electronic Monitoring for Sprinklers Required?

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