In order to write a fire order to install sprinklers in an unsprinklered building, the Local Assistant must first determine:

• The BC Building Code requires sprinklers in a similar new building, and
• The sprinkler system is appropriate to mitigate the identified deficiencies, e.g. a NFPA 13D or 13R system is designed to prevent a flashover in the room of fire origin but not extinguish the fire.

The best opportunity for sprinkler upgrades takes place as part of a building permit review process. Ideally, an owner will provide voluntary fire safety upgrades, such as sprinklers, to a building or an area affected by a building permit while other work is proposed. Although the Fire Code puts the onus on the owner to carry out the provisions of the code, the Local Assistant may need to prompt the owner to provide sprinklers in an existing building. Sprinkler upgrades may also occur as a remedy to a provincial fire order.

In order to increase the success of a sprinkler upgrade, the Local Assistant may need to consider the following:

• Will a phase-in system or a partial system be acceptable?
• Can the water supply system to the building support a new sprinkler system or do they need to consider an alternative storage system?
• Should other upgrades to the fire alarm or standpipe occur at the same time?
• Is the department ready to issue the same order to other similar buildings?
• Is there support from the community (Council, media, owner’s associations, etc.)?

The Local Assistant may need to assess the building’s fire risk profile, and be able to demonstrate there is an increased fire risk, such as an occupancy change or increased fire loads. Often, the owner will provide sprinklers if they can see the “cause and effect” of a sprinkler upgrade.

Sprinklers are recognized as an effective tool for fire protection and control of fire hazards to buildings and occupants. However, sprinklers cannot offset all situations. The Local Assistant should also consider the specifics of the room or area for the design of the system, such as shielded areas and high room heights.

Where the BC Building Code or BC Fire Code may not necessarily require a sprinkler system as a prescriptive measure, often sprinklers are used as an alternative solution where the existing building has other deficiencies. If the Local Assistant will accept sprinklers as an alternative solution, the provincial fire order should specify this consideration.

OFC staff can assist you in researching code requirements and interpreting the Fire Services Act’s applicability to sprinkler upgrades. If you need assistance in sprinkler upgrades, please contact the OFC.

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