The purpose of this page is to provide guidance on the procedure required when seeking approval for the removal of a fire protection system from a building that will be demolished.  The following is intended to provide the minimum required items that need to be considered and provided as part of the request to the Office of the Fire Marshal.

Maintaining Fire Protection Systems

In accordance with Virginia's Statewide Fire Prevention Code (SFPC), a fire protection system shall be maintained in an operable condition.  When it becomes necessary to reduce or remove a fire protection system due to planned demolition of a building, then the owner or owner's representative must obtain approval from the fire code official.  Approval must be obtained prior to starting any work that impacts the function or operability of the fire protection systems in the building.  This includes but is not limited to removal of services such as power or water from the building, removing a fire system monitoring service, removal of ceilings that impact fire sprinkler coverage, removal of any fire protection system component, etc.

Applicability

The following items apply to situations where any fire protection system will be taken out of service for more than 30 days while the building is waiting for demolition.

Obtaining Approval for Reduction or Removal

Before any fire protection system is taken out of service, apply for a Fire Code Modification.  The basis for a code modification should include the following items by outlining the minimum safety provisions when any fire protection system is out of service preceding the demolition of a building.  A site and structure assessment may determine the need for additional precautions to ensure site and personnel safety.

• Submit Rough Grading Permit application to establish the timetable for the building demolition
• Maintain liability insurance for the building or structure for the time prior to demolition
• The liability insurance company shall be notified of any fire protection system that is out of service

General Site Safety

The following items provide general requirements that should be stated in the code modification request:

• Provide an overview plan to show the building footprint, number of stories above and below grade, total height of the building, type of construction, hydrant location(s), distance to other buildings within 150 ft, fire department connection location/access, fencing for building security, fire lanes, gates or barriers across fire access lanes, existing or new rapid entry key box, and other pertinent site information.
• Site security shall be maintained by any of the methods or combination thereof:
  • The property fenced and the entrances secured
  • Roving security patrols and security barriers
  • Security alarms and cameras in lieu of the physical security presence (for Type 1, II, and III construction, or buildings three-stories or less).
• Propane and diesel fuel shall be removed from generators and other tanks
• Electric, fuel gases, and water service shall be disconnected.  Indicate the expected time frame for various utilities to be disconnected.
• The building shall be cleared of flammable and combustible materials including vehicles, storage, furniture, etc.
• Smoking or carrying lighted products is not permitted in the building.
• Provide a placard meeting SFPC 311.5.  Include details of the placard such as size, color, location, and details.
• Dangers to firefighters such as open shafts, openings in floors, and similar dangers shall be safeguarded to prevent accidental falls.  Doors that open to an open shaft or similar floor openings shall be provided with a sign "DANGER - OPEN SHAFT" or similar approved wording.
• Stairwells shall be maintained functional.  Stairs shall remain in service with doors in place.  Each floor landing in the stairwell shall identify the stairwell letter, floor number, and if roof access is provided at the top of the stairs.

Declaration of Systems to be Out of Service

The following items are intended to declare which systems will remain in service, altered, or removed from service and address the need to identify such items on site:

• List the fire protection systems that are intended to be removed and indicate why it is necessary to remove the system (e.g., electrical service will no longer be available to support the fire alarm system).
• List the fire protection systems that are intended to remain in place or modified until demolition occurs.
• Identify if any fire hydrants, public or private, that will be taken out of service.
• Provide signage and tags indicating all out of service fire protection systems.

Standpipe System Requirements

For buildings with an existing standpipe system installed, the components of the standpipe system shall be maintained as required by NFPA 25.  This includes providing chain and locking on control valves, providing caps on hose valves, maintaining check valves, providing a sign on the Fire Department Connection (FDC) indicating a manual dry standpipe, etc.  Buildings that will have the heat removed from the building and/or water disconnected, the standpipe system may be converted to a manual dry standpipe system provided the following are provided:

• Maintain standpipes and fire department connections until the start of the demolition.
• Maintain the required minimum clearances for hydrants (4') and FDCs (10') as prescribed in the Public Facilities Manual 9-0202.1
• For buildings with a fire pump that are either 5-stories or greater or with a floor area more than 50,000 sq. ft., provide an evaluation of the fire standpipe system's ability to provide the required pressure and flow for the fire department.  Evaluation may provide hydraulic calculation(s), provide plans or documentation that the original standpipe system was a manual system, or other approved method.
• For buildings with a standpipe system, indicate if there are any Pressure Reducing Valves (PRV) installed on the standpipe system.
• Valves installed in the standpipe system shall be chain and locked, zip-tied, or other approved method of securing the valves in the open position.
• The signage at the FDC should be changed to indicate a manual dry standpipe system.

Post-Approval Steps

After the code modification is issued and approval is given to reduce or remove any required fire protection systems, the following is required by the owner or the owner's representative:

• Review the code modification decision letter.
• Contact the Fairfax County Department of Public Safety Communications via the non-emergency number, (703) 691-2131, to notify them that:
  • Approval was given by the fire code official to reduce specific fire protection systems
  • Extent of any existing systems to remain in service (i.e., manual dry standpipe system)
  • Date the building will be demolished
  • Contact name and number for emergencies
• Call 703-246-4806 to schedule a site inspection with the Office of the Fire Marshal after each fire protection system identified above is taken out of service or otherwise reduced as described in the code modification decision letter.

Questions related to fire protection systems removal prior to building demolition should be directed to the Fire Prevention Technical Services Battalion Chief at Fire.Prevention@fairfaxcounty.gov or 703-246-4753.