December 26, 2001

Smoke Alarms
Required in Existing Homes

As if the fact that you, members of your or your clients families might die in a fire were not enough for you to be concerned about smoke alarms, there is now a new reason to be concerned. As of December 31, 2001, North Carolina has a new building code. Not code revisions, but a NEW code. This is part of an effort nationwide and even internationally to make building codes more consistent. If it makes you more or less comfortable, which every might be your case, our own local home inspector, Dick Reynolds, served on the committee responsible for this new code. 

This code has a little caveat that will effect existing homes which is very unusual for a building code. As a general rule, existing homes are grandfathered under the code which was in force at the time they were constructed. NOT ANY MORE! You had better pay attention to this new requirement because it may become an issue on your transactions in the future. You should be well aware that over the years smoke alarms have become required on new construction. Those requirements have becoming increasingly more complex from one required near sleeping areas to one in every sleeping area interconnected so that they all go off at once. NOW HEAR THIS ..... Smoke Alarms are now required in existing homes which fall under the new requirements. Not only are they required, but they must meet the same requirements as a new home meaning multiple detectors interconnected with battery backup. Are you beginning to become a little ALARMED? The deciding factor is this: If any work is performed on a home which requires a building permit, the home must meet the new alarm requirements. Be aware that almost any work of any consequence on a home beyond esthetical changes requires a permit and minor work involving electrical, plumbing or heating and air conditioning may require a permit. The complication is how are we going to know that work has been performed after December 31st and that the home falls under the new requirements?

Here is a synopsis of the new requirement related to existing single family dwellings as I understand it:

If you do anything on an existing home which requires a permit other than repairs to the exterior surfaces, or change a room to a sleeping room, you must meet the new code requirements for smoke alarms which are:

Interconnected smoke alarms connected to the power source with battery backup outside every sleeping area, in every room used for sleeping and one on every level including basements and cellars. If the work under the permit does not include removal of the wall or ceiling finishes (allowing for wiring), there are exemptions which allow for battery units only without interconnection. 

Here is the section of the new code so you can see this for yourself and have it available if it becomes an issue. As usual, this article will be posted on my web site for access at any time. Note that there are some exceptions which may ease the pain. 

AMENDMENT 210.71 

FPN: Reference the North Carolina Building Code for Group classifications.

210.71 Single- and Multiple- section smoke alarms. Listed single-station smoke alarms shall be installed in accordance with the provisions of this code and the household fire-warning equipment provisions of NFPA 72.

(A) Where required. Single- or multiple-station smoke alarms shall be installed in the locations described in Sections 210.71

(1) Group R-1. Single- or multiple-station smoke alarms shall be installed and maintained in all the following locations in Group R-1: (Transient Boarding Houses, Hotels, & Motels)

a. In the sleeping areas.
b. In every room in the path of the means of egress from the sleeping area to the door leading from the guestroom or suite.
c. In every story within the guestroom or suite, including basements. For guestrooms or suites with split-levels and without an intervening door between adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. 

(2) Groups R-2, R-3, R-4 and I-1. Single- or multiple station smoke alarms shall be installed and maintained in Groups R-2, R-3, R-4, and I-1, regardless of occupant load at all the following locations: (R-2 - Apartments, Dormitories, Not Transient Boarding Houses; R-3 -1 & 2 Family Dwellings; R-4 - Residential Care/Assitsted Living Facilities (5-16 people); I-1 - Residential Baoard/Assisted Living (more than 16 people)

a. On the ceiling or wall outside of each separate sleeping area in the immediate vicinity of bedrooms.
b. In each room used for sleeping purposes.
c. In each story within a dwelling unit, including basements and cellars but not including crawl spaces and uninhabitable attics. In dwellings or dwelling units with split-levels and without an intervening door between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower level provided that the lower level is less than one full story below the upper level. 

(3) Group I-1. Single- or multipe-station smoke alarms shall be installed and maintained in sleeping areas in occupancies in Group I-1. Single- or multipel-station smoke alarms shall not be required where the building is equipped throughout with an automatic fire detection system in accordance with Section 907.2.6 of Volume I. General Construction

(4) One- and Two- Family Dwellings. Single- or multiple-station smoke alarms shall not be required where the dwelling unit is protected by an approved smoke detection system in accordance with NFPA 72.

(5) Additions, alternations or repairs to Group R. Where an addition, alteration or repair to an individual dwelling unit or questroom in Group R requires a permit, smoke alarms shall be installed within the individual dwelling unit or guestroom in accordance with this section. Where one or more sleeping rooms are added or created in an existing Group R, smoke alarms shall be installed in accordance with this section. 

Exemption: Repairs to the exterior surfaces of occupancies in Group R are exempt from the requirements of this section.

(B) Power source. In new construction, required smoke alarms shall receive their primary power from the building wiring where such wiring is served from a commercial source and shall be equipped with a battery backup. Smoke alarms shall emit a signal when the batteries are low. Wiring shall be permanent and without disconnecting switch other than as required for overcurrent protection. 

Exemptions:
1. Smoke alarms are not required to be equipped with battery backup in Group R-1 where they are connected to an emergency electrical system.
2. Smoke alarms are permitted to be solely battery operated in existing buildings, buildings not served from a commercial power source and in existing areas where alterations or repairs regulated by Section 210.71 (A) (5) do not result in the removal of interior walls or ceiling finishes exposing the structure.

(C) Interconnection. Where more than one smoke alarm is required to be installed within an individual dwelling unit in Group R-2, R-3, R-4, or within an individual guestroom of suite in Group I-1, the smoke alarms shall be interconnected in such a manner that the activation of one alarm will activate all the alarms in the individual unit. The alarm shall be clearly audible in all bedrooms over background noise levels with all intervening doors closed. 

Exceptions:
1. Smoke alarms that are permitted to be solely battery operated in accordance with Section 210.71(B) are not required to be interconnected.
2. Smoke alarms in existing areas are not required to be interconnected where alternations or repairs by Section 210.71(A)(5) do not result in the removal of interior wall or ceiling finishes exposing the structure.

(D) Acceptance testing. When the installation of the alarm devices is complete, each detector and interconnecting wiring from multiple-station alarm devices shall be tested in accordance with the household fire warning equipment provisions of NFPA 72.

 Thought for the week
 
"I've learned.... That to ignore the facts does not change the facts." Andy Rooney