Dedicated Sprinkler Systems in Retail Demised Spaces

When leasing retail space, which is being sub-divided for multiple tenants, some retailers believe it is necessary to modify the existing wet pipe sprinkler piping to create a separated and dedicated fire protection sprinkler system, serving only their demised premises, with entirely separate sprinkler risers, control valves, and alarms.

Contrary to a misconception frequently seen in movies and TV shows, activation of a single sprinkler head does NOT cause all sprinkler heads to discharge.  Sprinkler heads are activated individually as heat from a fire melts a triggering device (fusible link) on each sprinkler head.  A fire in an adjacent tenant space will not cause any other tenant’s sprinkler heads to discharge, unless or until the fire has breached the demising wall ( which is normally a 1-hour fire-rated wall). 

There is generally little or no benefit associated with demising the sprinkler system under these conditions. Therefore, a substantial cost reduction can be realized by omitting this requirement from leasehold improvement or remodeling documents.

The NFPA National Fire Codes and most nationally recognized Building Codes do NOT mandate a dedicated sprinkler system for a sub-divided retail building.  Although most local Fire Departments and Building Officials do not require such dedicated sprinkler systems for adjacent tenants, it is always advisable to research specific requirements for each project with local authorities.

While the current industry practice supports not demising the fire protection system, each retailer’s Loss Prevention concerns are complex..  Therefore, CASCO would be glad to discuss the costs versus benefits of this specific investment for either individual projects, or in general, with your Loss Prevention group.

Back to Top