How to Plan for Fire Protection Systems During Construction

A good fire protection plan starts long before a single pipe is hung or a horn strobe is mounted. It begins when you’re sketching the first floor plan, talking to the fire marshal, and figuring out how a ladder truck will approach the site. The most cost-effective way to get robust protection is to integrate it into the construction process—not tacked on at the end. I’ve seen projects save six figures and months of delays simply by making three decisions early: engage the authority having jurisdiction (AHJ), confirm the water supply realistically, and pick the right system types for the building’s use and risk. Let’s walk through how to do that, minus the fluff, with real numbers, common mistakes, and the field-tested steps that keep jobs on schedule.

The Two Plans You Need: Temporary During Construction and Permanent For Life

When we talk about “fire protection during construction,” we’re actually talking about two overlapping plans:

• Temporary, construction-phase protection that keeps the job safe while the building is incomplete and vulnerable (NFPA 241 and the IFC Chapter 33 world).
• Permanent, code-compliant systems that protect occupants and property for decades (the NFPA 13/14/20/72/92 world tied to IBC/IFC).

Treat them as a coordinated system. Temporary standpipes, on-site hydrants, and hot work controls affect your schedule and labor plans. Permanent sprinklers, alarms, and smoke control affect structure, MEP routing, ceiling layouts, even finishes. If you plan them together, you avoid the expensive “rip-and-replace” loop and get to Temporary Certificate Of Occupancy without panic.

Why Early Planning Pays Off

A quick data point: NFPA analyses have shown that buildings with automatic sprinklers reduce the rate of fire deaths on the order of 80% or better in reported fires and dramatically reduce property loss. That’s the end goal. On the construction side, NFPA reports thousands of fires annually in buildings under construction or renovation in the U.S., with hundreds of millions in direct property damage. The danger window is real—especially for wood-frame projects and jobs with extensive hot work or temporary heaters.

On the cost side, early planning keeps the numbers sane:

• Residential NFPA 13D/13R: roughly $1.25–$2.50 per square foot in new construction.
• Commercial NFPA 13: roughly $2–$7 per square foot depending on hazard, height, seismic bracing, and water supply needs.
• Fire alarm: roughly $2–$5 per square foot for typical office or multifamily, higher for hospitals or high-integration projects.
• Fire pump: $50,000–$150,000 installed, plus electrical infrastructure and sometimes a dedicated generator.
• Kitchen hood suppression: $4,000–$12,000 per hood for a basic system, more for large Type I systems with multiple nozzles.
• Clean agent (e.g., data rooms): commonly $5–$10 per square foot of protected area, often priced by agent mass and enclosure volume.
• Fireproofing: SFRM often $2–$6 per square foot of steel surface; intumescent coatings can run $8–$20 per square foot of exposed steel depending on mil thickness and aesthetic requirements.
• Firestopping: plan 0.5–1.5% of construction cost, but expect per-penetration pricing from $30–$300 depending on size and system complexity.

These ranges aren’t meant to lock you in, but to help you budget realistically and spot too-good-to-be-true bids or late surprises.

Map the Stakeholders and Codes Early

Fire protection crosses more desks than any other system on a building. Get the right people in the same conversation early.

• AHJ: Often the fire marshal and sometimes separate plan reviewers. Schedule a pre-application meeting by the end of schematic design. Bring preliminary site access diagrams, hydrant locations, and system intent.
• Insurer: If you’re FM Global insured, their data sheets can drive more stringent criteria than code. Loop them in at design development, not after permit drawings.
• Fire Protection Engineer (FPE): Even if the architect/MEP team is leading, bring an FPE into the design charrette for density/area, storage hazard, smoke control, egress models, and integrated testing scope.
• General Contractor and Superintendent: They own temporary fire safety under NFPA 241 and IFC Chapter 33. Make sure your superintendent knows they are the “Responsible Person” for the site fire safety plan.
• Trade Partners: Sprinkler, alarm, SFRM, and firestopping subcontractors should participate in BIM coordination and 4D (schedule) planning.
• Special Inspections: Smoke control and fireproofing often require special inspectors per IBC Chapter 17. Find them early. Waiting until TCO to schedule smoke control testing is a classic schedule killer.

Relevant code landscape to align on:

• IBC and IFC (local adoption year matters; rules vary between 2015/2018/2021 editions).
• NFPA 13/13R/13D for sprinklers; NFPA 14 standpipes; NFPA 20 fire pumps; NFPA 72 fire alarm; NFPA 92 smoke control; NFPA 96 kitchen hoods; NFPA 2001 clean agents; NFPA 25 ongoing ITM; NFPA 10 portable extinguishers; NFPA 241 for construction-phase safety; NFPA 51B for hot work.
• Local amendments: Some cities require early FDC installation, radio system testing (ERRCS/DAS), or higher hydrant flow.

Water Supply: Confirm Reality, Not Assumptions

Water is the limiting factor more often than people think. Don’t design to a rumored flow test from five years ago.

• Order a hydrant flow test during schematic design. It takes about 1–2 weeks to schedule and a couple of hours to perform. Ask for static pressure, residual pressure, and flow at 20 psi residual equivalent. Repeat seasonally if your AHJ requires.
• Hold a safety factor. Common practice is to use 10% or 5 psi, whichever is greater, to account for seasonal variation and aging infrastructure. Your FPE may adopt more if the margin is thin.
• Decide on dedicated vs combined service. Large buildings often get a dedicated fire service line with a backflow preventer and meter, reducing friction loss shared with domestic water.
• Plan for the backflow vault. A 8×10 foot vault is not unusual and can become a site grading issue. A typical 4–8 inch backflow with valves and bypass can run $8,000–$25,000 installed.
• If a fire pump is needed, place it well. Fire pump rooms must have drainage, clearances, rated separation, and direct exterior access is strongly preferred by many AHJs.
• FDC placement matters. Locate within 100–150 feet of a hydrant (verify local rule), visible from the street, and not blocked by landscaping or future signage.

Typical timeline:

• Flow test: 1–2 weeks to arrange.
• Preliminary hydraulic calcs: 1–3 weeks once flow data is in.
• Confirm pump need: at DD. Don’t wait until CDs.

Pick the Right System Types For the Building You’re Actually Building

Sprinklers aren’t one-size-fits-all, and not every building needs smoke control or a pump. Match systems to function and code triggers.

Sprinkler Systems (NFPA 13/13R/13D)

• NFPA 13 (full commercial): Use for most commercial/industrial, high-rises, and mixed-use. It covers all spaces and many concealed spaces. Hazard classification (Light, Ordinary 1/2, Extra Hazard, Storage) determines density. Expect density/area like 0.10 gpm/ft² over 1,500 ft² for light hazard and higher for others; storage uses commodity and arrangement criteria. Your FPE will do the final calcs.
• NFPA 13R (residential up to 4 stories, limited height): Cheaper and lighter because it omits some spaces (e.g., certain small closets and attic rules vary), but it comes with limits: maximum building height and where sprinklers are required in attics or corridors. Misapplying 13R in a 5-over-2 podium is a classic mistake.
• NFPA 13D (one- and two-family dwellings): Simplest, lowest cost, designed to improve survivability rather than protect the structure.

Key choices:

• Wet vs dry: Dry systems in unheated spaces, but they cost more and require air compressors and stricter maintenance. Limit their footprint if you can heat the space instead.
• CPVC vs steel: CPVC is cost-effective in light hazard and residential settings. Watch chemical compatibility with fire caulks and pipe dope—some mixtures can cause cracking. Steel is typical in commercial and where exposed.
• Residential vs quick response heads: Use the right listing for the application. Residential heads target fast suppression near walls/ceilings where people sleep; quick response is for light hazard occupancies like offices.

Standpipes (NFPA 14)

• Required in buildings of certain height/number of stories and parking garages. Class I (2-1/2 inch) for firefighters is common; Class III adds 1-1/2 inch hose valves for occupant use.
• Temporary standpipes must go up with the structure. IFC often requires at least one stair standpipe to be “in service” (charged or readily chargeable) before the building surpasses a certain height (e.g., 40 feet). Plan temporary feeds and protection from freezing.

Fire Pumps (NFPA 20)

• Determine need early by hydraulic analysis. Electric pumps are most common; diesel adds complexity and fuel risk.
• Pump acceptance requires flowing water at 100%, 150%, and churn conditions, with data logging and alarms. Budget for test headers and drains.
• Consider redundancy if the building is mission-critical or code/insurer requires it.

Fire Alarm and Mass Notification (NFPA 72)

• For most projects: detection in certain spaces, waterflow/tamper monitoring, occupant notification, manual pull stations as required by code or AHJ policy, elevator recall, duct detectors, and monitoring.
• Voice evacuation is often required in high-rises and assembly occupancies. Higher cost but essential for intelligibility.
• Coordinate with the BAS so you don’t fight over relays. Use properly listed relays and modules; avoid “mystery” contacts in the field.

Smoke Control and Atriums (NFPA 92)

• Triggered by atrium designs, stages, or high-rise rules. Requires egress modeling, pressurization fans, dampers, and serious integrated testing.
• This is not a late-stage add-on. Engage a specialty engineer during schematic.

Special Hazard Suppression

• Kitchen hood suppression (NFPA 96): Clean, reliable, and tested quarterly. Coordinate duct routing early, provide fire-rated shafts as needed.
• Clean agent systems (NFPA 2001): For IT rooms and archives. Enclosure integrity tests (door fan) are required; mechanical coordination is critical.
• Preaction systems: For spaces where accidental discharge is a concern (data centers, museums). More costly; pressure/leak tests are picky. Don’t overuse them.

Passive Fire Protection

• Fireproofing: SFRM versus intumescent coatings. Exposed steel aesthetics? Budget accordingly.
• Firestopping: Use listed systems with tested assemblies. Coordinate sleeves early to avoid field-engineered improvisations that fail inspection.
• Fire/smoke dampers: Keep them accessible for inspection and maintenance. Label them clearly; don’t bury them behind millwork.

Construction-Phase Fire Safety Plan (NFPA 241): What Works On Real Jobs

Combustible materials, open shafts, temporary heaters, and incomplete systems make construction sites vulnerable. I’ve seen a pile of rags ignite from solvent vapors and delay a project six weeks. A solid NFPA 241 plan pays for itself.

Key elements to include:

• Responsible Person: Name your Fire Prevention Program Manager (often the superintendent). Empower them to stop work if conditions are unsafe.
• Site security: Fencing, controlled access, surveillance. Arson and after-hours trespass are real risks on wood-frame sites.
• Housekeeping: Daily scrap removal, no debris in stairwells, covered dumpsters away from the building.
• Hot work program (NFPA 51B): Permit process, fire watch during and 30–60 minutes after, combustible clearance, spark containment. Track hot work per floor.
• Temporary heaters: Use listed units, proper clearance, no vinyl tarps near them, and secure fuel storage. Watch out for salamanders near framing.
• Fire extinguishers: Mount travel distance-compliant extinguishers (e.g., 75 feet for Class A) on every floor and near hot work.
• Standpipes during construction: Install dry standpipes with fire department connections as the building climbs, with outlets every floor in required stairs. Protect from freezing; coordinate temporary water supply if required by the AHJ.
• Hydrants and access: Put at least one hydrant in service early and keep access roads compacted and clear (20 feet wide, 13’-6” vertical clearance). Mark building address so responders can find you.
• Impairment plan: If a temporary or permanent system is impaired, implement a fire watch, notify the alarm monitoring center (once online), and log the impairment per NFPA 25 practice.

Schedule integration:

• Your master schedule should include: temporary standpipe milestones, FDC installation date, hot work windows, roofing (high hazard), SFRM activities (messy), and fireproofing inspection dates.

BIM and Coordination: Sprinklers Don’t Live in Empty Ceilings

Clash detection early prevents field chaos:

• Sprinkler head spacing and obstructions: Coordinate with lighting, diffusers, beams, and cloud ceilings. Common oversight: heads too close to light fixtures or diffusers causing cold soldering or drafts.
• Hangers and seismic bracing: These need structure to attach to. If it’s a post-tension slab, plan embedding anchors or sleeves. Avoid coring near PT tendons.
• Ceiling transitions: Cove, soffits, and cloud edges create shadow areas. Model head locations with reflected ceiling plans that are actually final.
• Riser rooms: Size them properly. A typical mid-rise needs more than a closet: expect space for backflow, riser, test/drain, alarm valve, and possibly a pump. Keep them at grade with exterior access.
• Smoke control interfaces: Dampers, fans, fire alarm relays—model logic diagrams and test plans, not just ducts and wires.

Best practice:

• Freeze your fire protection coordination just before ceilings are signed off. Then hold firm. Changing from 2×4 troffers to 2x2s late moves sprinkler heads and reopens clashes.

Budgeting and Value Engineering Without Gutting Safety

It’s tempting to cut here; it’s expensive equipment and a lot of pipe. There’s smart value engineering, and there’s false economy.

Smart moves:

• Use NFPA 13R where it genuinely applies on multifamily up to four stories. Confirm local amendments and height limits.
• Minimize dry systems. Enclose and heat small attic zones or vestibules when practical.
• Combine risers and valve sets to reduce equipment counts—within zoning limits for floor areas and hazards.
• Layout optimization. A half-dozen fewer branch lines on every floor adds up; good BIM coordination saves material.

Don’t do this:

• “We’ll just downsize the pump.” If calcs are thin, you’re one tenant fit-out away from failure. Pumps should have margin.
• “We don’t need sprinklers in that concealed space.” NFPA 13 concealed space rules are nuanced; wrong call here means rework after inspection.
• “Let’s use 13R in a 5-over-2 with open parking under podium.” 13R limitations will bite you—confirm occupancy separation and height above grade plane.

Contingency tip: Carry 10–15% MEP/FP contingency until shop drawings are coordinated. Fire mains and pump additions late can blow a budget.

Permitting and Submittals: A Parallel Track

Don’t wait for the building permit to start the fire protection submittals. Many AHJs require separate sprinkler and alarm permits. Typical timeline:

• Sprinkler and alarm shop drawings: 3–6 weeks after design release for submittals.
• AHJ review: 2–8 weeks, varies widely. If you’re in a big metro, assume longer. Some jurisdictions offer over-the-counter reviews for small jobs.
• Resubmittals: Build in time for comments. Expect at least one round.
• Preconstruction meeting: Some fire departments hold a meeting before they’ll allow you to start installation.

Submittal contents:

• Hydraulic calcs with current water supply data.
• Device layout, riser details, valve tags, and sequences of operation for alarm.
• Cut sheets for heads, valves, fittings, alarm devices, cabling (plenum/non-plenum), and backup power calcs for FACP and amplifiers.
• Smoke control rational analysis if applicable.

Pro tip: Bring a draft of your sequences of operation for fire alarm/controls to a coordination meeting with the AHJ. Align expectations before fabrication.

Installation Sequencing That Keeps You Out of Trouble

A rough order of operations that works on most jobs:

1. Site utilities and backflow vault installed; FDC stub and sign.
2. Riser room framed, painted, and accessible early; permanent power scheduled if a pump is included.
3. Temporary standpipe risers erected and connected as structure rises. Test each floor.
4. Sprinkler mains and branch lines installed per floor after overhead MEP rough-ins are coordinated and before ceiling closure.
5. Hydrostatic testing and flushing: Plan for water and drains. A 200 psi hydrostatic test for two hours is common under NFPA 13; confirm with your jurisdiction.
6. Fireproofing and ceiling closure only after inspection of above-ceiling fire protection and alarm rough-in.
7. Device install: heads, horn/strobes, pulls, smokes, tampers/flows.
8. Pre-testing: Contractor tests sprinkler waterflow/tamper, alarm device circuits, and sequences.
9. AHJ inspections: Partial per floor and final.
10. Integrated testing: For systems that interact, follow NFPA 4—more on this below.

Watch-outs:

• Drainage: Provide adequate test/drain risers. Dumping test water into a tiny floor drain can flood a space. Plan hose routes.
• Freezing: Dry prep areas or temporary heat if you hydrostatic test before envelope is sealed.
• Spare heads and wrench: Don’t miss these; they’re required by NFPA 13.

Common Mistakes That Blow Schedules (and How to Dodge Them)

• Not verifying water supply early. The city replaces a main and your static pressure drops 15 psi—now you need a pump. Do the test early and repeat if the project is long.
• Misclassification of hazard. A “light hazard” office adds a production lab late in design. Re-run calcs before you pour slab embeds.
• Head obstructions everywhere. Lights, cable trays, cloud ceilings, and beams can shadow spray patterns. Use BIM to place heads after lighting is fixed, then don’t move the lights.
• Valve zoning without a plan. End up with one giant zone that drops the whole building for maintenance. Zoning by floor or by smoke compartment is often smarter.
• Poor firestopping. “Pink foam” isn’t a listed firestop. Use tested systems matched to your penetrations and assemblies. Train your subs and hold mock-ups.
• Seismic bracing as an afterthought. In SDC C and above, braces are required for piping, tanks, pumps. Get the brace layout coordinated with structure, not left to field improvisation.
• Alarm pathway chaos. Running strobes and speakers in separate phases invites misdrops and missing wires. Rough them together.
• FACP in the wrong spot. Firefighters want quick access to panels on arrival, often in the main lobby or a fire command center with exterior access. Confirm with the fire department.
• Forgetting integrated testing until the end. If your elevators, smoke control, door holders, and BAS must talk, test the logic in dry runs before final witness testing.

Commissioning and Integrated Testing: Prove It Works

By the time the finish line is in sight, the worst words your team can hear are, “We can’t sign off; the systems don’t talk to each other.” Avoid that scenario with structured commissioning.

• NFPA 4 Integrated Testing: Required by many jurisdictions for systems that interface (alarm, smoke control, elevators, generator, fire pumps). Appoint an Integrated Testing Agent (ITA)—often the FPE or a qualified commissioning provider—to draft the Integrated System Test Plan early.
• Fire pump acceptance (NFPA 20): Flow test to 100%, 150%, and churn; record pressures, voltage, and pump performance curves. Verify alarms for pump run, phase loss, controller trouble, and transfer if on generator.
• Alarm acceptance (NFPA 72): 100% device testing for initiating devices (smokes, pulls, waterflow, tampers), notification appliances, intelligibility testing for voice systems, and monitoring verification.
• Smoke control (NFPA 92): Sequence through alarm events, measure pressure differentials and flows, verify damper/fan status, confirm fail-safe positions, and conduct a loss-of-power scenario.
• Door and damper testing: Fire/smoke doors and dampers need acceptance testing and documentation; make sure access panels are not concealed.
• Documentation: Provide as-builts, sequence narratives, spare parts, and training. Post the hydraulic design information sign (NFPA 13) at the riser and tag all control valves.

Schedule tip: Leave a two- to three-week window for integrated testing and punchlist fixes. Trying to jam it into the last 48 hours before TCO is how you end up with a delayed opening.

Turnover and Owner Training: Don’t Skip the Human Element

A well-built system still needs people who know how to run it.

• O&M Manuals: Include as-builts, device lists, valve locations, riser diagrams, test procedures, and contacts for service.
• Training: Train building engineers and management. How to silence and reset the panel, how to do weekly pump runs, monthly valve inspections, quarterly alarm tests, and annual full tests (NFPA 25 and NFPA 72 frequencies).
• Impairment procedures: Give the owner a written plan for impairments—who to call, when to institute fire watch, how to document.
• Spare sprinklers: Stock the required number (6, 12, or 24 depending on total heads) with the correct wrench.
• Monitoring: Verify that central station monitoring is fully functional and that call lists are accurate.

Case Studies: What Goes Right (and Wrong)

1) Mid-rise podium apartment, 5 stories wood over 2 stories concrete

• The challenge: The team wanted NFPA 13R for cost, but height and mixed occupancy pushed toward NFPA 13 for the podium and 13R above.
• The move: Early meeting with the AHJ confirmed a hybrid approach: 13 for the entire podium including commercial spaces and parking, 13R for the residential wood floors with required separations. The team designed a heated attic to avoid a massive dry system.
• Result: Saved roughly $300,000 vs all-13 in the residential portion and avoided repeated freeze-ups by eliminating the dry attic system. Temporary standpipes were installed in both stairs as the wood framing progressed; a hydrant was active before vertical construction hit 30 feet. No construction-phase fire events.

2) Office TI with data room, downtown high-rise

• The challenge: The owner wanted preaction across the entire floor “for peace of mind.”
• The move: We confined preaction to the data room and used standard wet heads in the rest of the office. Clean agent for the server racks with an enclosure integrity test. Coordinated ERRCS (radio system) testing with the landlord and fire department.
• Result: Saved roughly $200,000 in equipment and complexity, fewer false impairment issues, and a cleaner integrated test. Acceptance passed in one day with pretesting completed the week prior.

3) Distribution warehouse with high-piled storage

• The challenge: The original program assumed Ordinary Hazard Group 2. By the time racking and commodities were selected, it was a storage hazard requiring ESFR heads and higher density.
• The move: We halted steel shop drawings to re-run calcs based on K-25 ESFR heads at a higher pressure. A new 12-inch main feed and a 1000 gpm fire pump were added during DD; we moved the pump room to an exterior corner with roll-up door access for maintenance.
• Result: Increased first cost by about $800,000 but avoided noncompliance and a retrofit that would have cost more. The system handled full-height rack storage with no in-rack sprinklers needed, simplifying future tenant moves.

Step-by-Step Plan By Project Phase

Here’s the playbook I give project teams. Adjust to your jurisdiction and project type.

Concept/Schematic Design

• Engage AHJ for a pre-app chat: Confirm preliminary system triggers (sprinklers, standpipes, smoke control), fire department access, FDC location preferences.
• Order a hydrant flow test. Use preliminary results to check if a pump is likely.
• Pick your sprinkler standard (13/13R/13D) based on building height, occupancy, and local amendments.
• Align on standpipe class and temporary standpipe needs during construction.
• Start the NFPA 241 construction fire safety plan outline, assigning the Responsible Person.

Design Development

• Hazard classifications fixed per space use. If storage is possible, be conservative or design for flexibility.
• Plan riser room size and location; place FACP near firefighter entry.
• Coordinate hydrants, access roads, and backflow vaults in the civil plan.
• Decide on system types: wet/dry zones, special hazards, smoke control needs. Model smoke control concept if applicable.
• Engage insurer (FM) for any special requirements.

Construction Documents

• Finalize hydraulic calcs with current flow test; determine pump need conclusively.
• Detail FDC, signage, and routing. Place test/drain risers and ensure drainage.
• Draw device coordination (ceiling plans, sprinkler head types/patterns).
• Write sequences of operation for fire alarm and integrated systems.
• Identify special inspections for SFRM, smoke control, and any structural fire-resistant elements.

Procurement and Submittals

• Prequalify fire protection and alarm subs; check experience with your AHJ.
• Submit shop drawings, calcs, product data. Anticipate review time and comments.
• Buyout long-lead items early: pumps, intumescent coatings, voice evac panels, and smoke control equipment.
• Lock a schedule for temporary standpipes and early hydrant activation.

Construction

• Implement your NFPA 241 plan: Hot work permits, fire watch, housekeeping, extinguisher placement, and security.
• Build the riser and temporary standpipe alongside vertical structure. Protect from freezing.
• Install mains and branch lines per floor after overhead coordination. Hydro test and flush with documented results.
• Coordinate firestopping mockups and approved listed systems. Educate trades.
• Rough-in alarm devices with power and pathways. Don’t seal ceilings before inspection.
• Pretest everything. Fix the small issues before inviting the AHJ.

Pre-TCO

• Perform integrated testing per NFPA 4 with the ITA. Dry-run before the witnessed test.
• Complete fire pump acceptance if present. Record curves and alarms.
• Test smoke control thoroughly, including fail-safes and power loss.
• Provide training to the owner’s team and deliver O&M manuals.
• Stock spare heads and wrenches. Post hydraulic design signage and valve tags.

Post-Occupancy

• Implement NFPA 25 and NFPA 72 maintenance schedules. Calendar quarterly and annual testing.
• Keep the impairment plan active. Maintain logs. Train new staff promptly.

Special Topics You Don’t Want to Miss

• Antifreeze in sprinklers: Strictly controlled. Use listed solutions and mix per manufacturer. Be careful in residential where antifreeze can create risk if too concentrated. Consider dry systems or heat instead.
• Seismic bracing: In seismic regions, detail lateral and longitudinal braces, sway bracing for mains, and restraints for tanks/pumps. Coordinate with structural steel and concrete embeds, not after the ceiling grid is in.
• Emergency Responder Radio Coverage Systems (ERRCS/DAS): More jurisdictions require these. Test early. If needed, budget for bi-directional amplifiers (BDAs) and distributed antennas—this often lands in the fire alarm scope but touches IT and electrical.
• Egress and rated openings: Fire doors and hold-open devices must be tied to the alarm. Keep door hardware submittals in sync with alarm sequences.
• Kitchens and exhaust shafts: Coordinate Type I hoods, fire wrap for grease ducts where required, access panels for cleaning, and automatic suppression tie-in to the FACP.
• Parking garages: Carbon monoxide detection may be tied to ventilation; sprinklers and standpipes may have special rules depending on open/closed garage design.

Practical Tips From the Field

• Put your FACP, firefighter phone jack (if used), and system diagrams in the same accessible spot. Firefighters don’t want a scavenger hunt.
• Label everything. Valve tags, riser identification, zone maps, and device addresses save hours during commissioning and outages.
• Protect heads during finish work. Paint overspray on sprinklers is a fail and requires head replacement—bring covers, not tape.
• Weather check your testing. Hydro tests in freezing weather break things. If you must test, heat the space and monitor overnight.
• Vendor lock-in: For specialized systems (voice evac, clean agent), make sure the owner knows service providers and costs so they aren’t stuck with a single tech 200 miles away.
• Don’t bury test/drain discharge. Route it to a visible point so maintenance can witness flows without flooding something expensive.

A Straightforward Budget and Schedule Snapshot

• Design and AHJ coordination: Start DD, at least 8–12 weeks of intermittent work and meetings.
• Submittals and permit: 4–12 weeks, often parallel with early construction.
• Fabrication lead times: 2–6 weeks for pipe and valves; longer for custom pump controllers and intumescent coatings.
• Installation duration: Roughly 3–6 months for a mid-rise multifamily or mid-size office building, staged by floor.
• Integrated testing and punchlist: 2–3 weeks realistic buffer.
• Cost contingency: 10–15% in DD; drop to 5–10% after shop drawings and BIM are truly coordinated.

What AHJs Look For On Final

If you want a smooth sign-off, expect the fire marshal to check:

• Clear fire department access, marked FDC with caps, and hydrant locations unobstructed.
• Sprinkler valve positions open and supervised; waterflow/tamper alarms functional.
• Alarm audibility/intelligibility demonstrated. Pulls and smokes tested appropriately.
• Smoke control tests with pass/fail criteria met and documented.
• Elevator recall, door hold-open release, and damper closure demonstration.
• Posted signage: riser hydraulic placards, fire command center diagrams, and clear labeling.
• Ongoing means of egress clear and free of construction debris, with rated assemblies intact and inspected.

Frequently Asked Questions I Hear From Owners and GCs

• Can we avoid a fire pump by upsizing service lines? Sometimes. Larger mains and reduced backflow friction can buy you the needed pressure/flow. Run the calcs before you commit to a pump.
• Is 13R “good enough” for multifamily? It’s designed for life safety and cost-effective in the right building. Confirm height limits and local amendments; it isn’t a blanket substitute for 13.
• Do clean agent systems replace sprinklers? No. They protect equipment and sensitive areas but don’t replace building-wide sprinklers in commercial occupancies.
• How early do standpipes need to be active during construction? Many jurisdictions require a standpipe to be in place (and sometimes charged) before construction surpasses a set height (often 40 feet). Confirm with your fire department and plan the temporary water source if needed.
• Can CPVC be used everywhere in multifamily? Not everywhere. There are limits by hazard, plenum use, and compatibility with certain products. Follow the listings and manufacturer compatibility charts.

If You Only Do Three Things

• Meet with your fire marshal at schematic design. Five early decisions here can save five months later.
• Verify the water supply before DD ends, then design to reality with a margin.
• Appoint someone to own NFPA 241 during construction—and give them the authority to stop unsafe work.

Fire protection planning isn’t glamorous, but when it’s done right, it disappears into the building and just works—during construction when the structure is most vulnerable and for decades after when people trust it with their lives. Build it into your process from day one, coordinate it like a critical path system, and you’ll save money, time, and headaches while delivering a safer building.