Fire Sprinklers Required Over Balconies, Decks and Patios Mandatory After January 6, 2009

Recent amendments to the Uniform Construction Code, now require a fire sprinkler head over exterior residential balconies, decks and ground floor patios where the building is of Type V (i.e. wood framing) construction and built to the International Building Code (IBC). Although all residential structures built to the IBC are already required to have interior fire sprinklers, the amendment adds exterior sprinklers. The requirement becomes mandatory for permit applications submitted after January 6, 2009. Structures built to the International Residential Code or balconies, decks and patios added to existing structures are exempt from the sprinkler protection requirements.

During the adoption of the 2006 I-Code framework, the Department of Community Affairs (DCA) initially proposed to remove section 903.3.1.2.1, which requires the sprinkler protection, from the generic 2006 IBC. DCA later reversed its earlier decision stating that sprinkler protection is required for property protection. DCA’s decision to sacrifice affordable housing for the protection of property goes beyond the intent and purpose of the Uniform Construction Code Act. NJBA submitted comments opposing the Department’s reversal since requiring exterior sprinkler heads would significantly increase housing costs without providing a comparable degree of life-safety.

Builders and design professionals will need to: (1) protect the exterior sprinkler piping from freezing, and (2) make sure the structural integrity of door (i.e. sliding glass) headers are not compromised by sprinkler piping penetrations. Since “ground floor patio” is not a defined term in the codes, DCA will consider providing clarification should interpretative problems occur in the field.

Although there are currently no listed (i.e. tested) exterior sidewall sprinkler heads for this application, the International Code Council voting membership determined that providing them outweighed any performance limitations. If sidewall heads are used, the IBC requires that their deflectors must be located between 1” – 6” below the structural members and a maximum distance of 14” below open wood joist construction.

Since the IBC [See: Exception 3, Section 1406.3] does not require a fire resistance rating for sprinklered balconies, decks or other similar projections for buildings of Type III, IV and V construction, the fire rating of balconies and decks will no longer be required.

Click here yo view NJBA’s comments on the sprinkler protection.

Click here to view DCA’s adoption notice.