Condo Media - January 2015 - 35

multifamily housing was built pre-1940.
Most condominium buildings four stories and over that have been converted
from an apartment building have sprinkler systems because the conversion
would have triggered the requirement.
Three-story buildings with only one
egress point on the third floor will also
typically have a sprinkler system.
The majority of these sprinkler
systems are "wet," that is, the sprinkler
pipes continuously have pressurized
water. These systems require quarterly
inspections by a licensed sprinkler
inspector. At that time, not only is
the equipment and pressure levels
checked, but the fire alarm system itself is tested. Most of these systems operate off municipal water sources with
piping from the street independent of
the domestic water service. Rural systems sourcing their water from wells
are required to have a reserve water
storage tank of 2,000 to 3,000 gallon
capacity with a booster pump.
A few condominiums use "dry"
systems either in total or in sections
of the building due to potential pipe
freezing or other reasons. These
systems are approximately 20 percent
more expensive to operate due to additional testing requirements.
Dry systems require compressor
inspections periodically and internal
inspections of the piping every five
years to determine if excess rusty
scale has developed. When excess
scale is found, the system will need to
be flushed.
Of course, sprinkler systems are
only one element of a successful
safety program for condominiums.
Boards need to ensure no storage
of bikes and other personal items in
stairs and hallways. No storage of
flammable or combustible liquids in
the building outside of listed lockers.
Fire alarms are required for buildings of four stories or with more than
11 units. In addition, 120 volt smoke
alarms having lives of 10 years are
required in each sleeping room, im-

mediately outside the sleeping rooms,
and on each level of the residential
unit. New smoke alarms must be
photoelectric and have battery backup.
Similarly, a 120 volt carbon monoxide
(CO) alarm of five-to-seven-year lives
is required outside the sleeping rooms
and on each level of the unit.
When condo boards do a safety
check of their building, they should remember there should be a minimum of
one handrail on all existing stairs with
stairways with 60-minute rated wall
material. Unit doors and basement
doors into hallways or stairs must be
fire-rated for 60 minutes and selfclosing. Though buildings with sprinkler systems or fire alarm systems may
be exempt from requiring fire-rated
doors, they still must be self-closing
and smoke tight.
In Portland, any condo building
with a fire alarm or sprinkler system
must have a Knox Box. These are wall-

mounted box safes holding the building keys for the fire department or
emergency medical service personnel
who have a master key to open the box
to allow rapid entry into the building.
Other simple measures for rapid
response is the building's address
numbers placed in a plainly legible
position and visible from the street.
Unit doors must also be clearly
marked.
It is a shame a tragic event is the
cause for making both municipal
officials and those responsible for
occupant safety take the simple steps
necessary to prevent future loss of
life, yet the true shame would be if the
steps are not taken.
n JACK CARR, P.E., RS, LEED-AP,
IS SENIOR VICE PRESIDENT
WITH CRITERIUM-ENGINEERS
IN PORTLAND, MAINE.

Representing Condominium Associations, Homeowner
Associations and Management Companies throughout
New Hampshire and Northern Massachusetts.
Providing representation in all areas of condominium
law from drafting and execution of condominium
instruments, amendments, collection of assessments to
litigation from trial through appeal.
For specific questions and to find out how we can
service your particular needs, please contact our office
and speak with one of our attorneys.

(603) 627-5997

45 Bay Street
Manchester, NH 03104

(603) 742-1052
3 Webb Place
Dover, NH 03820

(800) 828-3200

565 Turnpike Street
North Andover, MA 01845

www.fenigeranduliasz.com
Serving clients in all of NH and northern MA
january 2015

Condo Media - January 2015

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