Why Change of No NFPA 13R for

Why Change of No NFPA 13R for > 30-ft Top Floor?

11/26/2024

Why is there a drastic change for limiting an NFPA 13R sprinkler system from a four-story, maximum 60 feet height above grade plane in IBC 2018 to the maximum of the top floor being only 30 feet above fire department access in IBC 2021?

Here, we have many townhomes (R-3 group) that could easily comply with the 2018 edition of the IBC, but they will exceed the top floor 30-foot limit of the 2021 edition of IBC.

Also, the 2024 IBC tries to fix the drastic change by providing an exception for Group R-2 buildings by raising the top floor height limit from 30 ft to 45 ft. That's great and all, but townhouses are still considered R-3 buildings and do not qualify for the exception.

How would you proceed for a townhome with a top floor over 30 feet above fire department access?

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5 Comments

Pete H

11/26/2024 06:51:00 am

If your jurisdiction has adopted 2021 IBC, and not 2024 edition: protect as per NFPA 13 instead of 13R.

If fire dept. access vs height is between 30' and 45'.... probably ask the AHJ and architect to allow us to use 2024 IBC for this project. If they say no, protect as per NFPA 13 instead of 13R.

As for the why: we've had some bad townhouse and condo fires between 2015 and 2021. Some sizable hotel fires in similar environs. Especially in more remote areas where fire department response time is extremely strained/limited. And the purpose of sprinklers is to be able to control the fire until fire department arrival. This change was probably a reaction to many of those fires that weren't able to be controlled that long for 13R systems on larger buildings (like townhouses/condos and hotels).

Joe Mc

11/26/2024 08:17:01 am

If you wish you can watch the debate for any ICC code item at

https://www.cdpaccess.com/videos/?s%5Btitle%5D=

Plus, in cdp access you can review the code change submittal

Brian Gerdwagen

11/26/2024 08:28:14 am

You use a 13 system. Not a 13R.

Dan Wilder

11/26/2024 03:12:10 pm

The change was partially tied to the same height requirements as standpipes.905.3.1.

It also ties back to victim access and extraction on upper floors being accomplished with ladders vs ladder apparatus along with the ever-expanding footprint of these projects and the increased use of podium style construction methods.

Conrad

12/5/2024 12:35:04 pm

NFSA page on this specific issue: https://nfsa.org/2022/12/15/nfpa-13r-and-the-international-building-code/#:~:text=30%20ft%20requirement%20inadvertently%20limited

In it, they state that the change in IBC 2021 inadvertently limited the number of stories in NFPA 13R structures to three floors, which was why it was revised in IBC 2024.

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Why Change of No NFPA 13R for > 30-ft Top Floor?

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