Sprinkler R-3 Homes with Health or Boarding?

10/2/2025

As an AHJ, I would like to ask what other AHJ's enforce for sprinklers in R-3 Occupancies when home health or Boarding Care businesses open facilities in single-family homes?

Please explain your reasoning as well as thresholds like 5 or more, etc. We're evaluating what our requirements and/or enforcement should be.

Thanks in advance.

Sent in anonymously for discussion. Click Title to View | Submit Your Question | Subscribe

9 Comments

Pete H

10/2/2025 06:15:51 am

Disclaimer: Not an AHJ.

If I were, I imagine my metric for this would likely be based on exit door proximity. If it's a single bed over 100' away, fully sprinklered, and they still shouldn't have a bed over 150' away.

But I'm also going to worry about how many extra assisted residents you could possibly have before I can't consider this a place with only two "dwelling units". Like if I have five residents and a single carer... This is at least four separate "living spaces" (two couples need a space each, fifth resident, carer), I realize this was a modified single family home, but there are supposed to be rules followed before a room is considered a rentable bedroom.

Jim Harton

10/2/2025 08:17:26 am

903.2.8 Group R.
An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area.

[F] 903.2.8.1 Group R-3.
An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted in Group R-3 occupancies.
903.2.8.4 Care facilities.
An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted in care facilities with five or fewer individuals in a single-family dwelling.

jakob

10/2/2025 08:23:20 am

I think you will find good guidance in NFPA 101 Life Safety Code. Your state may also have an evaluation standard that scores fire safety on multiple factors (e.g. egress, fire alarm/central station monitoring, evacuation times, etc.).

Jack G

10/2/2025 10:09:17 am

Depends on IBC vs IRC.
Similar but different sets of rules. The projects may be built to the IRC, and probably should look into, especially concerning existing water supplies.
The code sheet in the architectural will tell which code it was built to.
In nj they have amendments to both codes, your municipality probably does too, so check the two codes too.

Todd E Wyatt

10/2/2025 10:19:02 am

If this is a state-licensed Health Care facility, the state's DOH (Dept of Health) will identify what the applicable scoping Codes (e.g. IBC-YYYY and/or NFPA 101-YYYY) are required to be met. Typically, the DOH will also utilize the state's Fire Marshal as an additional AHJ which may have their own Code requirements (e.g. NFPA 1 or NFPA 5000).

Jimmy G

10/2/2025 10:24:14 am

We just have had a few submittals where they are remodeling/expanding and stating that it is 5 residents for an Adult Family Home, and 8 bedrooms. (We have a 13D ordinance, but this addition didn't hit the Level 3 alteration to trip sprinks). The applicant stated the other bedrooms are for staff/care and primary residents. For us, we give a heads up to our local State FMO (State Patrol Division) where these annual inspections will live under the Dept of Children, Youth & Families and related licensing.

Nicasio Jones

10/2/2025 10:39:07 am

To address some of the comments... Our state and organization is under the 2018 IFC and 2018 IBC. The IFC states -
[F] 903.2.8.1 Group R-3.
An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted in Group R-3 occupancies.
903.2.8.4 Care facilities.
An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted in care facilities with five or fewer individuals in a single-family dwelling.
But our state builds Single Family homes to the IRC standard which does require sprinkler in Single Family Homes being used as Boarding Care. I understand the code/s to require sprinklers. Our neighboring organizations only enforce it at 5 or more residents. The State DOH only requires an inspection and "sign off" from the AHJ.

Dan Wilder

10/2/2025 03:10:19 pm

Not an AHJ but when we have worked on these types of conversions in the past:

Typically, we have provided a 13D systems for <5 and 13R for anything greater that that (pending self-evacuation ability). Sometimes it is a hybrid where we provide a 13D and add a sprinkler adjacent to attic HVAC equipment (fuel/gas fired or not) There are additional requirements for Fire alarm systems (smokes, manual pull stations, central monitoring) and even requirements to upgrade doors to 20-min and as far as a self-closing retrofit. E-Lights are sometimes required. It is really all over the place at times.

There are additional minimums when the facility is city, state, or federal licensed up to a full 13 system being required (pending who is funding it all)

Jake

10/3/2025 04:07:55 pm

AHJ under the 2021 I-codes. Existing single family home converted to board and care gets 13D if <5 and 13R or 13D depending on the R-4 condition. We consider these a change of occupancy and use the IEBC. Our interpretation is that a one or two family dwelling constructed per the IRC is NOT an R-3 occupancy (see the IFC/IBC commentary on the R-3 definition).

Leave a Reply.

Home
Our Cause

The Blog
The Forum

PE Exam Prep
The Toolkit
MeyerFire University

Pricing
Login
Support
Contact Us

MeyerFire.com is a startup community built to help fire protection professionals shine.
Our goal is to improve fire protection practices worldwide. We promote the industry by creating helpful tools and resources, and by bringing together industry professionals to share their expertise.

MeyerFire, LLC is a NICET Recognized Training Provider and International Code Council Preferred Education Provider.
All text, images, and media Copyright © 2016-2025 MeyerFire, LLC

We respect your privacy and personal data. See our Privacy Policy and Terms of Service. The views, opinions, and information found on this site represent solely the author and do not represent the opinions of any other party, nor does the presented material assume responsibility for its use. Fire protection and life safety systems constitute a critical component for public health and safety and you should consult with a licensed professional for proper design and code adherence.

Discussions are solely for the purpose of peer review and the exchange of ideas. All comments are reviewed. Comments which do not contribute, are not relevant, are spam, or are disrespectful in nature may be removed. Information presented and opinions expressed should not be relied upon as a replacement for consulting services. Some (not all) outbound links on this website, such as Amazon links, are affiliate-based where we receive a small commission for orders placed elsewhere.

Sprinkler R-3 Homes with Health or Boarding?

Leave a Reply.

ALL-ACCESS

SUBSCRIBE

COMMUNITY

YOUR POST

PE EXAM

FILTERS

ARCHIVES

PE PREP SERIES