Fraternity and Sorority House Fire Safety

Buddy DewarDirector of Regional Operations

National Fire Sprinkler Association

850-222-2070

How To Manage Greek Housing Fire Sprinkler Retrofit

Agenda Brief Overview. What to Expect From Fire Services. Knowing What To Ask For In Bid

RFP’s. Costs. Externalities. Economic Considerations. Resources For Assistance.

Brief Overview

Student Housing Fire Statistics

Annual average 1,400 fires in on-campus dormitories and fraternity and sorority housing.

Over 50 fire deaths occurred in on-campus dormitories and fraternity and sorority housing during this decade.

Half of the fires and 75% of the fire deaths occurred in fraternity and sorority housing.

Average fraternity and sorority housing property loss is $580,000 per fire.

Between 1990 and 2000:

Source: NFPA

Student Housing Fire Statistics

Leading Cause of Fires:1. Arson

2. Cooking

3. Smoking

4. Candles

Source: NFPA

NIST Study

Fire Sprinklers in Fire Sprinklers in Combination With Smoke Combination With Smoke

Detectors Could Reduce the Detectors Could Reduce the Fire Death Rate by Fire Death Rate by

82%82%

What to Expect From Fire Services

Chapel Hill, North CarolinaThe TragicThe Tragic

Phi Gamma Delta House FirePhi Gamma Delta House Fire• May 12, 1996 will be difficult for many to May 12, 1996 will be difficult for many to

forget - Graduation Day - Mothers Dayforget - Graduation Day - Mothers Day• Five (5) young people died in the fireFive (5) young people died in the fire• Fire started in a lounge/bar in the Fire started in a lounge/bar in the

basement and spread rapidly upward basement and spread rapidly upward trapping the occupantstrapping the occupants

• Fire Sprinklers would have saved livesFire Sprinklers would have saved lives

Chapel Hill Fire

Will Change Fire Code Oversight in Will Change Fire Code Oversight in Greek Houses NationwideGreek Houses Nationwide

Outraged Fire ServiceOutraged Fire Service Wants Strict Enforcement of Fire CodesWants Strict Enforcement of Fire Codes Wants End of Political InterventionWants End of Political Intervention Wants Mandatory Fire Sprinkler LawWants Mandatory Fire Sprinkler Law Wants Right of Immediate Closure of a Wants Right of Immediate Closure of a

House for OvercrowdingHouse for Overcrowding Echoing NIST Study StatisticsEchoing NIST Study Statistics

From The Fire Service

Expect A Fire Code Mandate, Expect A Fire Code Mandate, Specifically Fire Sprinkler Specifically Fire Sprinkler RetrofitRetrofit

Short Compliance TimeframeShort Compliance Timeframe After Hours Occupancy Load After Hours Occupancy Load

ChecksChecks

One of the Leaders of Our Nation’s Fire Service

Fraternity and Sorority Fire Safety Movement

Dan Jones

Fire Chief

Chapel Hill, NC

Also Promoting Greek Housing Fire Safety

Bonnie Woodruff

Knowing What To Ask For in Bid RFP’s

NFPA 13 ?

NFPA 13R ?

NFPA 13D ?

National Design Standards

National Fire Protection Association NFPA-13, Commercial Fire

Sprinkler Design Standards. NFPA-13R, Residential Fire

Sprinkler Design Standards. NFPA-13D, Dwelling Fire Sprinkler

Design Standards. (One- and Two-family)

NFPA 13 Sprinklers are not required in

bathrooms that are within dwelling units if:

Less than 55 sq. ft. in area. Walls and Ceilings of noncombustible

or limited combustible material. 15 Minute thermal barrier behind

fixtures.

NFPA 13

Sprinklers are not required in clothes closets, linen closets, and pantries within dwelling units if:

Area does not exceed 24 sq. ft. Least dimension does not exceed 3 ft. Walls and ceilings of non-combustible or

limited combustible material.

NFPA 13

Other than the qualified exceptions for bathrooms and closets, every other area must be protected including unoccupied concealed spaces such as attics.

Attic sprinklers require unique pressure and flows and typically cause upgrade of water connection to street main.

Avoid attic sprinklers – can increase cost of system by 20-50%.

NFPA 13R

Sprinklers shall be installed in all areas except:

Bathrooms not exceeding 55 sq. ft. Clothes closets, linen closets and pantries

not exceeding 24 sq. ft.& least dimension 3 ft. Open porches, balconies, corridors and

stairs Attics, penthouses, equipment rooms, crawl

spaces, floor/ceiling spaces, elevator shafts and concealed spaces.

NFPA 13D

Sprinklers shall be installed in all areas except:

Bathrooms less than 55 sq. ft. Clothes closets, linen closets and

pantries less than 24 sq. ft. least dimension 3 ft.

Garages, carports and attached porches Attics, crawl spaces and concealed

spaces Entrance foyers (if a second exit is provided)

Water Supply Options

Street Main

Domestic Water Line

Domestic Water Line

Domestic Water LineServes Both Domestic System

and Fire Sprinkler System

SprinklerSprinklerSystemSystem

Street Main

Domestic Water Line

Domestic Water Line

PressurePressureGageGage

Check Check ValveValve

DomesticDomesticControlControlValveValve

Customer

CustomerControl Valve

Control ValveWaterWaterMeter

Meter

Domestic Domestic SystemSystem

Water Supply Options

PressurePressureGageGage

Water StorageWater StorageTankTank

Fire PumpFire Pump

Check ValveCheck Valve

To Fire SprinklerTo Fire Sprinkler SystemSystem

Street MainPump and Tank

Water Supply Options

Street MainPump and TankPressure Tank

FireFireSprinklerSprinklerSystemSystem

Check ValveCheck Valve

PressurePressureGageGage

PressurePressureTankTank

2/3

Street MainPump and TankPressure TankPressurized Tank

Water Supply Options

FireFireSprinklerSprinklerSystemSystem

Check ValveCheck Valve

PressurePressureGageGage

PressurePressureTankTank

PressurePressureVesselVessel

Water Supply

Ask contractor to list water supply costs in bid documents.

Water storage tank is a viable option if distance from water main is lengthy or roads must be breached. Ask contractor for water supply option.

Underground piping, backflow prevention, and tap fees can be over 40% of total costs.

Cross Connection Protection

Intended to protect drinking water from contamination via backflow.

Some water purveyors require Reduced Pressure Zone backflow preventers.

Double Check Valve is the highest level of cross-connection protection needed for Greek housing.

Sprinkler Selection

Standard Spray Sprinklers.Quick Response Sprinklers.And Residential Quick

Response Sprinklers.You Want Residential Quick

Response Sprinklers!

Sprinkler 1 = 18 gpm

1’-6”1’-6”

6’6’ 12’12’

2 Sprinklers 13 + 13 = 26 GPM

2’-6”2’-6”

6’6’ 12’12’

8’8’

Costs

Retrofit Costs

NFPA 13 – $3.25 - $5.00+ per sq. ft.

NFPA 13R - $1.75 – 3.50 per sq.ft.

NFPA 13D - $1.25 - $2.50 per sq. ft.

Varies by region.

Fire Official andSprinkler Designs

Often Wants More Stringent Standard.Often Wants More Stringent Standard. Often Lacks Authority to Require More Often Lacks Authority to Require More

Stringent Standard.Stringent Standard. 95%+ Of Greek Housing, NFPA 13R is the 95%+ Of Greek Housing, NFPA 13R is the

Proper Low Cost Design Standard To Proper Low Cost Design Standard To Use.Use.

NFPA 13R limited to no more than 4-NFPA 13R limited to no more than 4-stories in height. stories in height.

The Code Dilemma

Code changes every three years. A 30 year old house witnesses 10 code

revisions and may need major renovation to meet today’s code.

All model building and fire codes allow exceptions to code requirements in Fire Sprinkler protected buildings.

Some fire officials refuse to allow exceptions even though code allowed.

Alternative Solutions

Understanding the Fire Code Game Plan

Alternative SolutionsAlternative Solutions

Acceptable Alternatives May Be Used Acceptable Alternatives May Be Used To Offset Non-Compliance With A To Offset Non-Compliance With A

Prescriptive Code Requirement Prescriptive Code Requirement Provided The Alternative Solution Provided The Alternative Solution

Provides The Same or Greater Level Of Provides The Same or Greater Level Of Fire Safety As The Prescriptive Code Fire Safety As The Prescriptive Code

Requirement. The Alternative May Not Requirement. The Alternative May Not Be A Basic Code RequirementBe A Basic Code Requirement

Alternative Solutions – Example 1

Exit Access Corridor Width Too NarrowExit Access Corridor Width Too Narrow Not Feasible To CorrectNot Feasible To Correct

Code Requirement Intended To Ensure Code Requirement Intended To Ensure Timely Egress Of The Occupants Timely Egress Of The Occupants Before Before Fire Makes Exiting UntenableFire Makes Exiting Untenable

Alternative Must Deal With Alternative Must Deal With Exiting or Exiting or Fire SuppressionFire Suppression

Exit Access Corridor WidthExit Access Corridor Width

Not Acceptable Alternatives: Smoke DetectionSmoke Detection

–Basic Code RequirementBasic Code Requirement

–Does Not Suppress FireDoes Not Suppress Fire Space Non-Use AgreementsSpace Non-Use Agreements

–Not EnforceableNot Enforceable

Exit Access Corridor WidthExit Access Corridor Width

Acceptable Alternatives Additional ExitsAdditional Exits

–Limit Travel DistanceLimit Travel Distance

Fire Suppression SystemFire Suppression System–Automatic Fire SprinklerAutomatic Fire Sprinkler

–Automatic Chemical SystemAutomatic Chemical System

Alternative Solutions – Example 2

Exit Remoteness w/o sprinklersExit Remoteness w/o sprinklers1/2 the diagonal distance1/2 the diagonal distance

Exit Remoteness with sprinklersExit Remoteness with sprinklers1/4 the diagonal distance1/4 the diagonal distance

NFPA 101ANFPA 101A

NIST Developed Performance CodesNIST Developed Performance Codes Quantifies The Level Of Life Safety Quantifies The Level Of Life Safety

Required By Prescriptive CodesRequired By Prescriptive Codes Provides Tables And Charts To Provides Tables And Charts To

Establish A Fire Safety Evaluation For Establish A Fire Safety Evaluation For A PropertyA Property

Can Be Used To Select Best Can Be Used To Select Best Alternative Solution Alternative Solution

NFPA 101ANFPA 101A

Can Be Used To Validate Literal Non-Can Be Used To Validate Literal Non-Compliance With Prescriptive Code Compliance With Prescriptive Code RequirementsRequirements

Has been Court TestedHas been Court Tested Chapter 6, Section 3, May Apply To A Chapter 6, Section 3, May Apply To A

Property That Was Originally Built Property That Was Originally Built As An Apartment or Boarding HouseAs An Apartment or Boarding House

Investigate alternative code allowances before spending money

on a fire sprinkler system and other construction features.

Fire code official may not know the alternative code allowances

for fire sprinklers.

Contractor Overhead

Most contractor’s business environment is established to do commercial installations.

Accordingly, higher prices reflective of commercially driven overhead.

Seek contractors who have established a Residential Division.

Contractor Workforce

Some Greek Housing fire sprinkler retrofit being done under a “when workforce available” agreement.

Much lower cost.Longer period of construction

debris.

Aesthetics

Fire sprinkler contractors typically install pipe, not drywall.

Understand scope of work bid by contractor and visualize the end product.

Sprinklers can be concealed behind crown molding.

Drop ceiling may be required.

Externalities

Those issue external from the fire sprinkler system that

impact cost.

Externalities Impacting Costs

Tap FeesTap FeesImpact FeesImpact FeesPermit FeesPermit FeesAssessment FeesAssessment FeesPlans Review FeesPlans Review Fees

Economic Considerations

Economic Considerations

Don’t expect government to pay. Some states establishing a low

interest loan but money pool insufficient to meet needs.

Many Greek organizations using typical fundraising strategies.

Some fraternities using insurance rate reduction.

Economic Considerations InsuranceInsurance Income TaxIncome Tax Liability AvoidanceLiability Avoidance Business InterruptionBusiness Interruption Life Safety CodeLife Safety Code

Insurance

Rates Set By ISO or By State Rates Set By ISO or By State Insurance DepartmentInsurance Department

Rates Are Used As The Rates Are Used As The Benchmark For That Building By Benchmark For That Building By All Member Insurance CompaniesAll Member Insurance Companies

ISO Sample Rates/$100 InsuredISO Sample Rates/$100 Insured

Building RatesBuilding Rates No Sprkler Sprklered %ChangeNo Sprkler Sprklered %Change

CondominiumCondominium .273.273 .103.103 6363

HotelHotel .257.257 .088.088 6666

Office BuildingOffice Building .110.110 .59.59 4343

WarehouseWarehouse .369.369 .048.048 8383

Source: ISOSource: ISO

ISO Sample Rates/$100 InsuredISO Sample Rates/$100 Insured

Content RatesContent Rates No Sprkler Sprklered %ChangeNo Sprkler Sprklered %Change

CondominiumCondominium .461.461 .200.200 6363

HotelHotel .512.512 .303.303 6666

Office BuildingOffice Building .161.161 .092.092 4343

WarehouseWarehouse .599.599 .106.106 83 83 Source: ISOSource: ISO

Insurance Rates Fraternity House Rates Expected Fraternity House Rates Expected

to Be:to Be: Non SprinkleredNon Sprinklered

.694.694 Per $100 Insured Value Per $100 Insured Value SprinkleredSprinklered

.450.450 Per $100 Insured Value Per $100 Insured Value

Source: James R. Favor & CoJames R. Favor & Co.

Actual Insurance DataChi Psi Fraternity, Berkeley, CA

Source: James R. Favor & Co.Source: James R. Favor & Co.

Insured Valve - $1,500,000Insured Valve - $1,500,000 Non-Sprinklered RateNon-Sprinklered Rate $10,404$10,404 Sprinklered RateSprinklered Rate $ 6,750$ 6,750

SavingsSavings $ 3,654$ 3,654

Actual Insurance DataChi Psi Fraternity, Berkeley, CA

Annual Insurance Savings -Annual Insurance Savings - $3,654$3,654 Sprinkler Cost Actual Sprinkler Cost Actual

$1.75/sq.ft.$1.75/sq.ft. - - $19,500$19,500 Insurance Payback - Insurance Payback - 5.33 5.33 YearsYears Expect sorority insurance payback to Expect sorority insurance payback to

be at least double the time frame be at least double the time frame because sorority fire risk is much less because sorority fire risk is much less than fraternity risk!than fraternity risk!

Income Tax

Depreciation Allowance for Value of Depreciation Allowance for Value of System - 27.5 YearsSystem - 27.5 Years

Interest On A LoanInterest On A Loan Qualified Rehabilitation Tax CreditQualified Rehabilitation Tax Credit

Pre 1936Pre 1936 Historic RegistryHistoric Registry 20% Tax Credit20% Tax Credit

Liability Avoidance

Reasonable Level of Care.Reasonable Level of Care. Shotgun Litigation.Shotgun Litigation. Typical $1 Million liability per Typical $1 Million liability per

life lost in a fire.life lost in a fire.

Business Interruption

Fraternity and Sorority Housing Fraternity and Sorority Housing should be viewed as a business.should be viewed as a business.

Vast majority of companies that Vast majority of companies that suffer major fires never open its suffer major fires never open its doors againdoors again

Fire sprinklers limit fire damage Fire sprinklers limit fire damage to small areato small area

Life Safety Code

Exceptions For Fire Exceptions For Fire Sprinklers Greater Than Any Sprinklers Greater Than Any Other Construction FeatureOther Construction Feature

Sprinklers Make Compliance Sprinklers Make Compliance With Future Editions More With Future Editions More LikelyLikely

Resources For Assistance

Resources For Assistance

NFSA Technical assistance. Regional response. Mitigating conflicts. Contractor directory.

Retrofit Fire Sprinklers

The Right Thing To Do

Thank You