Critical Questions
Are you considering retrofitting your property with sprinklers? Here’s what you need to ask.
Installing a sprinkler system in an existing building isn’t cheap. Most retrofits cost $1.50 to $5.75 per square foot of protected area, according to Doug Ellsworth, a design/build mechanical engineer at Burt Hill Architecture in Pittsburgh. And brace yourself if you’re dealing with a boutique-size property: Square-foot costs tend to be higher in smaller buildings, which don’t benefit from the economies of scale that installations in larger structures get. He recommends getting answers to the following questions to gauge the scope of your sprinkler retrofit and estimate your costs.
Does the water service have enough size, capacity, and pressure to handle sprinklers? If not, expect to pay utility tap-in fees. Grounds and structures may also have to be torn up and patched.
Does the code require a standpipe? If a building exceeds certain height and area limits, it may need a standpipe, which is where the fire department plugs in its hoses. Ellsworth says to expect costs of roughly $5,000 per floor per standpipe required. Where there are standpipes, there is also usually a fire pump, which may cost upwards of $40,000, plus installation and connection. Pumps take up space, which is often at a premium in an existing building.
How will the installation affect the building and its occupants? You may need to hide sprinkler pipes in finished areas. You will have to determine whether it’s less expensive to install the piping above the existing hallway ceiling or to install a false ceiling. If you’re bringing in new water services, you will need additional valves. You might have to relocate other services. Keep in mind that the installation process may mean temporarily dislocating tenants. A good engineer or architect should be able to tell you the most cost-effective place to bring a sprinkler system into a building as well as which phases of installation will affect which units.