Are you responsible for any buildings over 100 feet high? If so, don’t forget about the sprinkler requirements of Local Law 26 of 2004 (LL 26/04).

LL 26/04 requires the retroactive installation of full automatic sprinkler systems in all office buildings more than 100 feet in height by July 1, 2019. This requirement does not apply to a building in existence on or before October 22, 2004, in which a full system of automatic sprinklers was installed or required to be installed.

Local Law 16 of 1984

Previously, Local Law 16 of 1984 (LL16/84) required all office buildings over 75 feet high to provide automatic sprinkler protection; however, LL16/84 did not require retroactive installation in existing buildings.
For buildings constructed after the effective date of LL 16/84 above, the code sections amended by LL 26/04 (27-228.5 and 27-929.1) do not apply.

For buildings erected prior to the effective date of LL 16/84, there are exemptions for buildings that elected to comply with Local Law 5 of 1973 (LL 5/73). LL 5/73 required existing office buildings 100 feet or more in height to be equipped with a sprinkler system or compartmentation with stair pressurization. If a building elected to comply with the sprinkler option and the sprinkler work was signed off on or before October 22, 2004, the building is exempt.

For all other buildings, LL 26/04 required that sprinklers be installed in accordance with the sprinkler provisions at the time the permit was issued.

Sound Confusing?

We think so, too. Nevertheless, with the compliance deadline less than four years away, it is important to plan ahead and make sure your building meets the requirements.

The statutes here are LL 26/04 and New York City Building Code Section 27-228.5 and 27-929.1.

For any additional questions or comments on sprinkler requirements, please contact Milrose Consultants.