Townhouses require automatic sprinklers when 3+ stories OR <3 stories with a public water main available

Description

NY State mandates that townhouse units have automatic sprinkler systems installed in either of two cases: (a) the townhouse has a height of three stories above grade plane, or (b) the townhouse has fewer than three stories above grade plane and a public water main is available for connection. Manufactured homes and additions to existing un-sprinklered townhouses are exempt.

Why this exists

NY's sprinkler mandate is far broader than the base IRC — even a 2-story townhouse needs sprinklers if there's a water main at the curb. Architects must plan a P2904 / NFPA 13D dwelling sprinkler system from day one; trying to add one after the slab is poured is significantly costlier.

Categories

Applies to

• Jurisdiction: New York State

Source

Solver enforcement

Browsable only — the solver does not currently enforce this directive (no spec-level data to check against). This entry exists so the architect personas can cite it in conversation and the user can read what the rule says.

Related directives

• Garage / dwelling fire separation · IRC R302.6
• Habitable space minimum ceiling height · IRC R305.1
• Egress window net opening dimensions · IRC R310.2
• Stair riser, tread, and headroom · IRC R311.7
• Smoke alarms required throughout dwelling · IRC R314