Owner Responsibility for Tenant/Inspector Plans?

4/22/2021

What is a building owner's responsibility to provide sprinkler system plans and calculations to new tenants and/or inspectors?

Is there any responsibility to provide these?

Code sections would be appreciated, thanks.

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3 Comments

Matthew Mueller

4/22/2021 09:51:48 am

NFPA 25, 2020 Edt.:
4.3 Records.
4.3.1 *
Records shall be made for all inspections, tests, and maintenance of the system and its components.

4.3.1.1
Records shall be maintained by the property owner.

4.3.1.2 *
Records shall be permitted to be stored and accessed electronically.

4.3.2
Records shall indicate the following:

(1)
The procedure/activity performed (e.g., inspection, test, or maintenance)

(2)
The organization that performed the activity

(3)
The required frequency of the activity

(4)
The results and date of the activity

(5)
The name and contact information of the qualified contractor or owner, including lead person for activity

4.3.3 *
Records shall be made available to the authority having jurisdiction upon request.

4.3.4
As-built system installation drawings, hydraulic calculations, original acceptance test records, and device manufacturer’s data sheets shall be retained for the life of the system.

4.3.5
Subsequent records shall be retained for a period of 1 year after the next inspection, test, or maintenance of that type required by the standard.

jay

4/22/2021 02:58:52 pm

Unfortunately 4.3.4 rarely happens and when a building changes ownership these get thrown in the dumpster.
If you're asking because you do tenant improvement work and having the original building sprinkler plans would be extremely helpful, after the building owner tells me they don't have them, I contact the AHJ (fire or building dept). They usually have these and will either let you make copies for free, or you will need to file a FOIA and pay a small fee, but either way it's a lot easier than spending days measuring out the existing system.

Matthew King

4/24/2021 08:19:09 am

There is no section of NFPA that directly addresses the owners responsibility to provide this information to tenants. That is typically contractual/defined in lease agreement. Some jurisdictions have more succinct local requirements. As cited in another response to your question, the owner is obligated to maintain as-built conditions, and changes for the life of the facility. Typically, owners dont do this well, rather the authority have jurisdiction maintains copies of approval drawings. Some alarm company's have either a physical box with alarm drawings at each panel or more lately, the drawings can be pulled up in the panel itself in more modern panels.

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Owner Responsibility for Tenant/Inspector Plans?

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