Existing High-Rise Building Sprinkler Program
In 2019, the State Fire Marshal’s Office determined that residential high-rise buildings that are not protected throughout by an automatic sprinkler system are a distinct hazard to life and property. As such, the State Fire Marshal has mandated that all residential high-rise buildings be fully sprinkled by January 1, 2033. The Montgomery County DPS Fire Code Compliance (FCC) section is the State Fire Marshal’s local designee to carry out this mandate.
Four options have been developed for building owners to come into compliance with the State mandate. The building owner(s) must consult with a design professional that has expertise in the field of fire protection to choose a compliance option. Once decided, the parties will be given the opportunity to enter into a long-term agreement with the County to complete the work. The Life Safety Agreement (LSA), sometimes referred to as Fire Protection Agreement, is simply a contract with the Department of Permitting Services (DPS) that states the building will come into compliance within a set timeframe.
Sprinkler Program RegistrationTo begin the agreement process, and ensure that building ownership has the maximum amount of time available to come into compliance, please provide contact information for building ownership at the link below.
A high-rise is any building that has an occupiable level that is 75 feet or more above the lowest level of fire department vehicular access. Typically, this is seven stories or more, however some buildings could have fewer stories but have roof-top level amenities, penthouses, or mechanical floors that must be included in the height calculation to the lowest nearby section of roadway used by the fire department.
All existing residential high-rise buildings in the state of Maryland that is not already sprinkled throughout. “Residential” means an apartment type building, including condominiums. “Sprinkled throughout” means the building has automatic sprinkler protection throughout the entire building including all the living spaces.
Any building owner who wishes to “phase-in” their sprinkler system (or other required systems) over a time period greater than one year due to financial concerns, to accommodate residents, or to coordinate with other processes such as asbestos mitigation, is eligible for a LSA. Once the LSA is finalized, the building is considered to be in compliance.
Yes, you must have a design professional. A design professional is an architect or professional engineer licensed by the state of Maryland. They are best able to assist you as the owner on the most appropriate course of action with regard to compliance. They will help you determine which “option” is best for your specific building.
Compliance with the mandate is required by January 1, 2033. The building is considered to be in violation of the Fire Code until all work is completed.
The state of Maryland Department of Labor provides a list of licensed design professionals available for search by the public. Additionally, the County works with fire protection systems organizations such as the National Fire Sprinkler Associaton (NFSA), Automatic Fire Alarm Association (AFAA), etc. All contractors that perform work on fire sprinkler and fire alarm systems are required to be licensed by Montgomery County.
Compliance Options
Please see our compliance options document which explains concisely all options for compliance in addition to key discussion points for each.
Life Safety Agreement
Please see a draft of the DPS Life Safety Agreement which may be downloaded, completed and returned to DPS for review, discussion and approval. Questions regarding the document may be directed to Patsy Warnick at pastora.warnick@montgomerycountymd.gov.
DPS Policy and Requirements for Sprinklering High Rise Buildings
DPS Administrative Interpretation/Policy for Unsprinklered High Rise Buildings