Use Residential Sprinklers for Balconies?

1/6/2021

I have a high-rise 24-story residential condominium building. The construction is non-combustible, but the local jurisdiction is requiring balcony protection regardless of what NFPA 13 says on the matter.

Am I correct in thinking of using residential heads in the units, as well as in the adjoining corridors and the balconies, providing that I meet the minimum 0.10 gpm/sqft density required for an NFPA 13 system?

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7 Comments

James Evans

1/6/2021 09:11:10 am

You are correct you can use the residential sprinklers on the balcony. I am sure you also know they need to be dry sprinklers.

Brett Reed

1/6/2021 09:38:31 am

The AHJ may have amended NFPA 13 with a local ordinance that is more restrictive than NFPA 13. So, while you may be reading one thing in the standard, they may be referencing their ordinance.

Glenn Berger

1/6/2021 09:40:06 am

You appear to be on the right path, however you did not provide dimensions of the balcony, which may cause a different final decision.

Lewis Taylor

1/6/2021 10:47:49 am

The balconies vary in size, but the average is 25' X 10'.

Todd E Wyatt

1/6/2021 10:09:51 am

NFPA 13 is a referenced standard but the scoping document would be the IBC/IFC. The scoping Codes identify which aspects of the referenced standard are required to be met.

In reviewing 2021 IBC Chapter 35 Reference Standards, this chapter references the 2019 NFPA 13. NFPA 13 is referenced in 403.3.3 which addresses automatic sprinkler protection of High-Rise Buildings.

Sprinkler protection of balconies is addressed in 903.3.1.2.1 which includes (2) conditions that this project does not appear to meet. For this reason, sprinkler protection does NOT appear to be required. If sprinklers are provided but they are not required, they would still need to meet the scoping document (IBC/IFC) and the installation requirements of the referenced standard (NFPA 13).

Casey Milhorn

1/6/2021 12:02:42 pm

Also keep in mind that you are required to not only prove the .10 density at the average sqft spacing per head over each compartment, but also the .05 calculation with the head spacing used along with the manufactures gpm and psi requirements. More often than not, the .05 calc is more demanding because of the requirement to calc to the maximum spacing used and the end head pressure and gpm requirements. We always do both calcs and provide both for review.

Jonathan Joseph

1/6/2021 12:34:15 pm

There has been an increase of fires on balconies in residential occupancies especially mid-rises due to smoking and barbeques and is one of the reasons they are pushing retro fits quicker.

Local jurisdictions are amending that balconies that project out 2 feet or more sprinkler protection is required and the area will be considered possible storage by the tenant or owner and must be protected whether combustible construction or not. Our jurisdiction states this:
1. For apartments or condominiums, combustibles shall be considered stored and
handled under all exterior roofs, balconies, or attached canopies.
2. For hotels or motels, combustibles shall not be considered stored or handled under all
exterior roofs, balconies or attached canopies.

Yes residential sprinklers can be used.

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