Miami Beach Fire Prevention Division

Automatic Sprinkler System Requirement 

The fifth edition of the Florida Fire Prevention Code that was adopted on December 31, 2014 allows existing high-rise buildings to comply with the requirement of having an approved automatic sprinkler system by December 31, 2019 or comply with the requirements of NFPA 1, Chapter 13.3.2.26.2* through 13.3.2.26.2.4 and the NFPA 101: Chapter 31.3.5.11 through 31.3.5.11.4.1. A high-rise building is defined as any building having a floor level 75 feet above the lowest level of fire department access

In addition, section 718.112(2)(I), Florida statutes, allows a residential condominium association to forego the retrofitting of a fire sprinkler system by an affirmative vote of the majority of all voting interests in the affected condominium. However, your condominium can only opt out of a complete sprinkler system and not the requirement for an Engineered Life Safety System. If your condominium is not in compliance with the requirements for a fire sprinkler system and has not voted to forego retrofitting of such system by December 31, 2016, then you are required to initiate an application for a building permit for the required installation demonstrating that your association will become compliant by December 31, 2019.

The intent to comply should state how you would be complying with the regulation. If you intend on using an Engineered Life Safety System you must include a copy of it with your submission.

If you have any questions related to the statutory requirements for opting out, please consult with your Board attorney. If you need our assistance, please do not hesitate to contact us at 305.673.7123 between 8:00 a.m. and 4:00 p.m. Thank you for your assistance and cooperation.

Juan Meizoso
Fire Prevention Division Chief

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