Use NFPA 13 or 13R for Mixed Use Hotel Building?

12/11/2019

We are converting a 3 story condo building (was designed to NFPA 13R) to a hotel. The ground floor will have a restaurant, a bar, and a spa. The upper floors will remain residential.

Will the addition of these new occupancies change the whole design of the building? Will the upper level residential units be required to be designed to NFPA 13 standards?

This building is in Bermuda if that helps. Thank you in advance for your help!

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2 Comments

Rob Bambino

12/12/2019 07:30:25 am

Well, that depends. It depends on construction type, separation, and size. It also crosses into the 13r section that talks about areas outside the dwelling units, and an area like a lobby (not in hotels or motels) are excluded from this. As an AHJ if this were in my jurisdiction they would be doing 13, at least on the entire first floor. The question for me would be what type of separation between first floor and the residential floors is there. Would it be safe to allow 13r design on the resi floors? Is there atriums or open lobby designs? IMHO 13r is a horrible code, and we try to get 13 any time we can.

Sean

12/12/2019 08:22:14 am

you haven't provided sufficient information. What code is it being built to. For reference the IBC if an area increase has been taken you can only use a 13 system.

Also one standard is used for the entire building not multiple standards

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Use NFPA 13 or 13R for Mixed Use Hotel Building?

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