What a terrible, tragic, horrific, sad, frightening and disappointing week it has been in Los Angeles. There are almost no words to describe the fire damage, the loss of life and the property damage.
Florida has legislation on the books for high rise condominiums for years which requires either the installation of fire sprinklers or an engineered life safety system. Over the years, every time the deadline came close for condominiums to comply, the Florida Legislature would simply extend it, bending to the lobbyists who cried that the owners of condominium units couldn’t afford it. The last time there was an attempt to extend the deadline was when Rick Scott was the Governor and that terrible fire occurred in London. Governor Scott vetoed the bill. So…………..here we are. The time has come and there won’t be any further extensions. Here is what the law says:
Firesafety. — An association must ensure compliance with the Florida Fire Prevention Code. As to a residential condominium building that is a high-rise building as defined under the Florida Fire Prevention Code, (75 FEET IN HEIGHT FROM THE LOWEST POINT) the association must retrofit either a fire sprinkler system or an engineered life safety system as specified in the Florida Fire Prevention Code.
So what is an engineered life safety system?
ELSSs are designed to be as effective as a full fire sprinkler system.
Components:
Smoke detection and alarm system: Detects smoke and sounds an alarm
Partial automatic sprinkler system: Releases water to extinguish fires
Compartmentation:
Restricts the spread of fire
SOME ASSOCIATIONS MAY THINK THAT THEY DON’T HAVE TO COMPLY BECAUSE THEY PREVIOUSLY VOTES TO WAIVE THE FIRE SPRINKLER REQUIREMENT. THEY WOULD BE WRONG. BECAUSE EVEN IF YOU PREVIOUSLY VOTED TO WAIVE THE FIRE SPRINKLER REQUIREMENT, YOU MUST STILL INSTALL AN ENGINEERED LIFE SAFETY SYSTEM.
HERE ARE THE DEADLINES IF THE ASSOCIATION WANTS A FIRE SPRINKLER SYSTEM
The local authority having jurisdiction may not require completion of retrofitting with a fire sprinkler system or an engineered life safety system before January 1, 2024.
By January 1, 2025, the association shall retain a Florida Registered Professional Engineer to develop the engineered design criteria for the fire sprinkler system and submit the engineered design criteria to the FIRE MARSHALL for review and approval.
Watch the discussion on the Condo Craze and HOAs YouTube Channel:
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