1. Fraternity and Sorority House Fire Safety
Buddy Dewar
Director of Regional Operations
National Fire Sprinkler Association

2. How To Manage Greek Housing Fire Sprinkler Retrofit

3. 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.

4. Brief Overview

5. Student Housing Fire Statistics
Between 1990 and 2000:
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.
Source: NFPA

6. Student Housing Fire Statistics
Leading Cause of Fires:
Arson
Cooking
Smoking
Candles
Source: NFPA

7. Key Factors in Fire Deaths
Building Materials Used in Construction
Alcohol
Smoking
Physical Impairment
Origin in Common Use Area

8. NIST Study
Fire Sprinklers in Combination With Smoke Detectors Could Reduce the Fire Death Rate by
82%

9. What to Expect From Fire Services

10. Chapel Hill, North Carolina The Tragic Phi Gamma Delta House Fire
May 12, 1996 will be difficult for many to forget - Graduation Day - Mothers Day
Five (5) young people died in the fire
Fire started in a lounge/bar in the basement and spread rapidly upward trapping the occupants
Fire Sprinklers would have saved lives

11. Chapel Hill Fire
Will Change Fire Code Oversight in Greek Houses Nationwide
Outraged Fire Service
Wants Strict Enforcement of Fire Codes
Wants End of Political Intervention
Wants Mandatory Fire Sprinkler Law
Wants Right of Immediate Closure of a House for Overcrowding
Echoing NIST Study Statistics

12. From The Fire Service
Expect A Fire Code Mandate, Specifically Fire Sprinkler Retrofit
Short Compliance Timeframe
After Hours Occupancy Load Checks

13. Dan Jones Fire Chief Chapel Hill, NC
One of the Leaders of Our Nation’s Fire Service Fraternity and Sorority Fire Safety Movement
Dan Jones
Fire Chief
Chapel Hill, NC

14. Also Promoting Greek Housing Fire Safety
Bonnie Woodruff

15. Knowing What To Ask For in Bid RFP’s
NFPA 13 ?
NFPA 13R ?
NFPA 13D ?

16. 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)

17. 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 allows sprinklers to be omitted in certain rooms and areas.
For example sprinklers are not required in certain bathrooms of dwelling units meeting the criteria listed on the slide. 35

18. 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.
Sprinklers can be deleted in small closets of hotel and motel rooms subject to the limitations on the slide. 37

19. 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%.

20. 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.
Again each NFPA Standard has its own set of sprinkler omissions.
Garages and Carports are required to be protected with sprinklers. 63

21. 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)
Sprinklers are not required in bathrooms less than 55 square feet.
Small clothes closets do not require sprinkler protection.
Garages and carports are not required to be sprinklered.
Sprinklers can be omitted from attics, crawl spaces and combustible concealed spaces as long as they are not used for storage.
Entrance foyers do not require sprinklers if a second exit from the dwelling is provided.
EMPHASIS MUST BE MADE OF THE PROBLEMS ASSOCIATED WITH REQUIRING FIRE SPRINKLERS IN AREAS NOT REQUIRED BY THE NFPA 13D AND 13R DESIGN STANDARDS. Affordability is often lost when not required areas are required to be sprinklered - particularly attic sprinklers. 52

22. Water Supply Options Street Main Domestic Water Line
The most common water supply is the public or private water main.
Domestic Water Line 44

23. Domestic Water Line Serves Both Domestic System and Fire Sprinkler System
Street Main
Domestic
Control
Valve
It is acceptable to use the domestic water supply as the supply for the sprinkler system if the flow and pressures are adequate.
The valving arrangement is critical to ensure the system is always activated.
With this type of valve arrangement anytime the sprinkler system is shut off the domestic plumbing system is also turned off.
This arrangement helps to ensure the system will always be activated when the home is occupied.
Additionally with this type of valve arrangement, the domestic water supply can be shut off without shutting down the fire sprinkler system.
Check
Valve
Pressure
Gage
Sprinkler
System
Domestic Water Line
Customer
Control Valve
Water
Meter 45

24. Water Supply Options Pump and Tank Street Main To Fire Sprinkler
System
Pressure
Gage
Another option is the pump and tank.
NFPA 13 and 13R require the pump to be installed according to NFPA 20.
NFPA 13D does not require the pump to meet the requirements of NFPA 20.
The pump must be capable of delivering and adequate water supply and adequate pressure.
Review the typical water supply requirement for a 1 family dwelling.
Water Storage
Tank
Check Valve
Fire Pump 46

25. Water Supply Options Pressure Tank Street Main Pump and Tank Fire
Sprinkler
System
Pressure
Gage
Street Main
Pump and Tank
Pressure Tank
Check Valve
Another optional water supply is a Pressure tank.
2/3 of the tanks capacity must contain the required water supply and 1/3 of the tanks capacity is pressurized with air.
When the sprinkler(s) activates the air pressure acts as the propellant to push the water through the system.
Pressure tanks must meet the unfired pressure vessel requirements of NFPA 22.
2/3
Pressure
Tank 47

26. Water Supply Options Pressurized Tank Street Main Pump and Tank
Fire
Sprinkler
System
Street Main
Pump and Tank
Pressure Tank
Pressurized Tank
Pressure
Gage
Check Valve
Another water supply option is the pressurized storage reservoir.
A cylinder of compressed air or nitrogen is used to act as the propellant.
When a fire sprinkler activates, the pressurized cylinder pushes the water thorough the system.
Pressure
Tank
Pressure
Vessel 48

27. 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.

28. 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.

29. Sprinkler Selection Standard Spray Sprinklers.
Quick Response Sprinklers.
And Residential Quick Response Sprinklers.
You Want Residential Quick Response Sprinklers!

30. Sprinkler 1 = 18 gpm
1’-6” 6’
12’
Residential sprinklers must have high wall wetting characteristics.
When one residential sprinkler activates, it must wet the adjacent walls within 18 inches of the ceiling. 21

31. 2 Sprinklers 13 + 13 = 26 GPM 6’ 12’ 2’-6” 8’
When 2 residential sprinklers operate, each must wet the walls within 30 inches of the ceiling. 22

32. Costs

33. Retrofit Costs NFPA 13 – $3.25 - $5.00+ per sq. ft.
NFPA 13R - $1.75 – 3.50 per sq.ft.
NFPA 13D - $ $2.50 per sq. ft.
Varies by region.

34. Fire Official and Sprinkler Designs
Often Wants More Stringent Standard.
Often Lacks Authority to Require More Stringent Standard.
95%+ Of Greek Housing, NFPA 13R is the Proper Low Cost Design Standard To Use.
NFPA 13R limited to no more than 4-stories in height.

35. 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.

36. Alternative Solutions
Understanding the Fire Code Game Plan

37. Alternative Solutions
Acceptable Alternatives May Be Used To Offset Non-Compliance With A Prescriptive Code Requirement Provided The Alternative Solution Provides The Same or Greater Level Of Fire Safety As The Prescriptive Code Requirement. The Alternative May Not Be A Basic Code Requirement

38. Alternative Solutions – Example 1
Exit Access Corridor Width Too Narrow
Not Feasible To Correct
Code Requirement Intended To Ensure Timely Egress Of The Occupants Before Fire Makes Exiting Untenable
Alternative Must Deal With Exiting or Fire Suppression

39. Exit Access Corridor Width
Not Acceptable Alternatives:
Smoke Detection
Basic Code Requirement
Does Not Suppress Fire
Space Non-Use Agreements
Not Enforceable

40. Exit Access Corridor Width
Acceptable Alternatives
Additional Exits
Limit Travel Distance
Fire Suppression System
Automatic Fire Sprinkler
Automatic Chemical System

41. Alternative Solutions – Example 2
Exit Remoteness w/o sprinklers
1/2 the diagonal distance
Exit Remoteness with sprinklers
1/4 the diagonal distance

42. NFPA 101A NIST Developed Performance Codes
Quantifies The Level Of Life Safety Required By Prescriptive Codes
Provides Tables And Charts To Establish A Fire Safety Evaluation For A Property
Can Be Used To Select Best Alternative Solution

43. NFPA 101A
Can Be Used To Validate Literal Non-Compliance With Prescriptive Code Requirements
Has been Court Tested
Chapter 6, Section 3, May Apply To A Property That Was Originally Built As An Apartment or Boarding House

44. 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.

45. 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.

46. Contractor Workforce
Some Greek Housing fire sprinkler retrofit being done under a “when workforce available” agreement.
Much lower cost.
Longer period of construction debris.

47. 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.

48. Those issue external from the fire sprinkler system that impact cost.
Externalities
Those issue external from the fire sprinkler system that impact cost.

49. Externalities Impacting Costs
Tap Fees
Impact Fees
Permit Fees
Assessment Fees
Plans Review Fees

50. Economic Considerations

51. 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.

52. Economic Considerations
Insurance
Income Tax
Liability Avoidance
Business Interruption
Life Safety Code

53. Insurance Rates Set By ISO or By State Insurance Department
Rates Are Used As The Benchmark For That Building By All Member Insurance Companies

54. ISO Sample Rates/$100 Insured
Building Rates
No Sprkler Sprklered %Change
Condominium
Hotel
Office Building
Warehouse
Source: ISO

55. ISO Sample Rates/$100 Insured
Content Rates
No Sprkler Sprklered %Change
Condominium
Hotel
Office Building
Warehouse Source: ISO

56. Insurance Rates Fraternity House Rates Expected to Be: Non Sprinklered
.694 Per $100 Insured Value
Sprinklered
.450 Per $100 Insured Value
Source: James R. Favor & Co.

57. Actual Insurance Data Chi Psi Fraternity, Berkeley, CA
Source: James R. Favor & Co.
Insured Valve - $1,500,000
Non-Sprinklered Rate $10,404
Sprinklered Rate $ 6,750
Savings $ 3,654

58. Actual Insurance Data Chi Psi Fraternity, Berkeley, CA
Annual Insurance Savings - $3,654
Sprinkler Cost Actual
$1.75/sq.ft $19,500
Insurance Payback Years
Expect sorority insurance payback to be at least double the time frame because sorority fire risk is much less than fraternity risk!

59. Income Tax Depreciation Allowance for Value of System - 27.5 Years
Interest On A Loan
Qualified Rehabilitation Tax Credit
Pre 1936
Historic Registry
20% Tax Credit

60. Liability Avoidance Reasonable Level of Care. Shotgun Litigation.
Typical $1 Million liability per life lost in a fire.

61. Business Interruption
Fraternity and Sorority Housing should be viewed as a business.
Vast majority of companies that suffer major fires never open its doors again
Fire sprinklers limit fire damage to small area

62. Life Safety Code
Exceptions For Fire Sprinklers Greater Than Any Other Construction Feature
Sprinklers Make Compliance With Future Editions More Likely

63. Resources For Assistance

64. Resources For Assistance
NFSA
Technical assistance.
Regional response.
Mitigating conflicts.
Contractor directory.

65. Retrofit Fire Sprinklers
The Right Thing To Do

66. Thank You