When is Fire Alarm Req'd to Be Updated to Code?

12/13/2024

I hear so many times that if the fire alarm panel dies, the entire building's fire alarm system must be brought up to current code.

Can anyone educate the world on when building fire alarm systems must be completely upgraded to the current code?

The International Existing Building Code (IEBC) Section 6 lists all possible combinations. Level 1, level 2, and Level 3. None of them require a full upgrade to the current code when the main panel hits its end of life.

If a system was to need to replace all items in its location with a different system, reusing locations and wire, it would not meet a Level 3 requirement alone and would simply be using new equipment or fixtures that serve the same purpose.

Can someone give me an actual code path that requires a full upgrade in this scenario?

Thanks in advance.

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9 Comments

Dan Wilder

12/13/2024 07:03:41 am

It will be in the adopted fire codes for your AHJ, likely an amendment.

For City of Phoenix, they've adopted the IBC/IFC 2018 and reference Chapter 11 for Existing Buildings. Within that, 1103.1 has been amended to state "...a fire alarm control panel replacement shall be considered a new installation."

1103.1.1 Historic Buildings requires the entire system be brough tup to the current performance and installation standards in accordance with 907.5.

1103.7.1.1.6 The goes on to require Visual alarm devices shall be installed in public/common areas with an existing fire alarm control panel is replace (shortened a bit).

Fire alarm isn't my side of the building, so I am likely missing some info but in a nutshell.

Glenn Berger

12/13/2024 08:47:29 am

I cannot give a direct path for when the entire system must be made compliant with current codes, but the codes are clear for projects that involve renovations then compliance with current codes is required.

Ricardo Gonzales Jr

12/13/2024 08:54:37 am

I disagree. The IBC/IFC doesn't state if the panel is replace it's a new system. This falls into a maintenance issue and NFPA 72 requires a full system test since a new program is being downloaded. 100% is expected as the panel is the only piece that contains how the system functions.

As-builts become extremely important and the owner should own a copy. If not, for a price, the original installing company may have a copy in their archives.

Now if the system has faults, they will need to be repaired to full function, i.e. green light at the panel, but the testing will confirm the operation of all the field devices. There is no requirement to upgrade the full building if less than 50% of the field devices still operate as intended per the sequence of operation.

The typical threshold has been 50%. If a building doesn't change it's Occupancy Listing i.e. go from a B to an A with over 1,000 people, then minor upgrades are needed to get to current code. However, if a Hospital, built 40 years ago and has horns & strobes, then it's possible the system will need to be upgraded to voice evac and possible mass notification.

Historic buildings typically just need the repairs done and no upgrades. But check with the AHJ and make the case to help the customer and not give the AHJ the platinum system when a pine one will work. Either do your research or hire a competent FPE to assist you.

Jose Figueroa

12/13/2024 09:53:06 am

I’d like to offer some considerations:

1. Major Renovations or Alterations: Significant building renovations or alterations may require updating the fire alarm system to comply with the latest adopted code. Typically, “significant” refers to structural or system changes exceeding a certain percentage of the building's value, as determined by the AHJ.

2. Change of Occupancy: If the building's occupancy changes (e.g., office space to storage), the fire alarm system must meet current codes applicable to the new occupancy.

3. System Upgrade or Replacement: Replacing major components of the fire alarm system—such as the fire alarm panel—often triggers a requirement to upgrade the entire system to current code standards. Some AHJs may also require compliance for partial replacements.

4. Non-Compliance During Inspection: If an inspection identifies deficiencies or obsolete components in the existing fire alarm system, the AHJ may mandate updates to meet safety requirements.

5. Adoption of New Local or State Codes: Jurisdictions may require fire alarm system upgrades when new building or fire codes are adopted, particularly for systems deemed unsafe.

6. System Deficiencies or Recurrent Failures: Any system failures or identified deficiencies that affect performance may necessitate updates to ensure full compliance with current codes.

7. Idle Buildings and Abandoned Equipment: Fire alarm equipment no longer used for occupant or building protection must be immediately tagged as “not in service” and removed promptly.

8. All equipment must be listed or approved: This is self-explanatory, a new owner or the AHJ can require equipment to be UL-listed or FM-approved.

Please refer to the following:

NFPA 101 Life Safety Code,
NFPA 70 National Electrical Code,
NFPA 72 National Fire Alarm and Signaling Code®.

Jesse

12/13/2024 11:59:53 am

This is going to be more of an AHJ issue. We're not talking about a major renovation that meets a percentage threshold, but rather a component, albeit major one, failure.

Jose R Figueroa

12/13/2024 12:31:57 pm

I wanted to share my recent experience with a hotel in the Caribbean. The alarm main control panel encountered recurrent false alarms, which prompted a review of the entire alarm system. Unfortunately, the general contractor could not source a replacement unit of the same model and manufacturing year. Instead, they opted for a modern fire alarm control panel and all necessary components for the upgrade. This change resolved the issue and aligned with the new owner's desire for the system to comply with NFPA 101 standards. The island doesn't have the equivalent of an AHJ like the ones in more developed countries.

Douglas True link

12/16/2024 10:40:39 am

The system owner shall replace required fire alarm systems than cannot be serviced or repaired to eliminate system imparements or chronic nuisance alarms. [1:13.7.1.5.7]

Matt

12/18/2024 08:50:54 am

This is a great question that I've never seen a very good answer to. I've worked as both an AHJ and designer and from my experience the codes that I've primarily worked in (IBC/IFC/IEBC) don't ever explicitly require an existing system to be fully upgraded to meet current code, but there are some sections that kind of force your hand that direction.

Only two scenarios immediately come to mind that would require a brand-new fire alarm system meeting current code where one already exists in a building:

1. Change of occupancy to an assembly, educational, or special amusement which requires EV/AC style fire alarm where the existing system is not capable of voice.
2. Replacing a panel coinciding with an alt 3 or change of occupancy throughout an entire building.

There may be some other scenarios, but for the most part there is always an out for portions of a building not undergoing renovations. Hell even alterations don't require visual notification appliances to be brought up to code unless the panel is also replaced (IFC 907.5.2.3(1)).

Now as a designer, I try to look out for the client and will evaluate the age of the panel and maintenance costs and try to encourage the owner to replace the panel where needed. We also tend to design for current code for alterations of space (i.e. include visual appliances) despite the exceptions in the code but that's because I believe they are still required under ADA standards for accessible designs.

As others have stated, there may be jurisdictions that have adopted more explicit requirements for full upgrade per new code, but I'm not familiar with any off hand.

David Klein

12/18/2024 06:29:26 pm

NFPA 72 2022 chapter 13 for ITM is for both new and existing systems and such shall be tested in accordance with that. If there are ITM actions that cannot occur due to the age, replace it. 100% the AHJ will work to allow a phased in approach for replacement..

Of course the comments related to level of construction, change of use and so on apply. More and more jurisdictions are looking for more and better information all to verify the condition and help reduce false and nuisance calls.....

When is Fire Alarm Req'd to Be Updated to Code?

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