New York State Builders Association Challenges Proposed Fire Sprinkler Mandate

The New York State Builders Association (NYSBA) recently released a study assessing the feasibility and cost of installing automated fire suppression systems, or fire sprinklers, in new 1- and 2-unit homes in the state.

In 2021, New York passed a bill requiring home builders to provide prospective purchasers with an estimate for installing an automatic fire sprinkler system in 1- and 2-unit homes. This year, there has been significant discussion about mandating the systems in new homes.

The National Fire Sprinkler Association (NFSA) and the U.S. Fire Administration (USFA) promote fire sprinkler systems in residential homes, noting that the systems are inexpensive and will save the lives of occupants and firefighters, reduce injuries, and mitigate property damage.

To stay ahead of a proposed mandate, the NYSBA commissioned Asterhill Research Company to conduct a housing study to assess the feasibility and impact of requiring fire sprinklers in newly constructed 1- and 2-unit residential dwellings in New York State (excluding New York City). The study analyzed population, housing and economic trends with current market data to evaluate the practicality of mandating automatic fire sprinkler systems in new residential homes.

In a review of fire fatalities in New York between 2019 and 2023, the mean dwelling was built around 1932. No residential fire fatalities occurred between 2019 and 2023 in 1- and 2-unit homes built after 2000. The Federal Emergency Management Agency (FEMA) reported that only 33% of dwellings in residential fire fatalities in New York state had smoke alarms and that not all of them were functional. Additionally, carbon monoxide poses a greater threat to civilian and firefighter lives in residential fires.

It is commonly represented that a fire sprinkler system costs $1.30 to $3 per square foot, but the average cost in New York state is between $8.42 and $10.47 per square foot. This extra cost raises the price of new homes by $20,000-$30,000 (3%-5%), which does not include the cost of maintenance and other charges by local municipalities and water providers.

According to the study, the proposed mandate would pose unique challenges for those in rural communities because many homes are not connected to municipal water systems. The mandate would require additional costs, such as expensive equipment like pumps and water storage, that add to the already significant financial burden to rural home owners and logistical hurdles for contractors.

In a letter from the NYSBA to the New York State Fire Prevention and Building Code Council, Executive Director Michael Fazio wrote, “While we fully support efforts to enhance safety, this mandate would impose significant financial burdens on home buyers and disproportionately affect rural and low-income communities when New York is in the midst of a severe housing affordability and supply crisis, which shows no signs of ending any time soon.”

The country is facing a housing affordability crisis, and New York is no different. The cost of single-family homes in the state has risen more than 41% between 2019 and 2023, and mortgage rates have increased 200% since 2020. More than 75% of families in New York cannot afford a new home, so mandates on new construction requiring features such as fire sprinkler systems are only going to make it even more difficult for families to afford new homes.

In its statement, the NYSBA urged the council to reject the proposed mandate and instead focus “on improving existing fire safety standards — such as enforcing the installation and maintenance of smoke and carbon monoxide detectors — while providing incentives for home owners who wish to enhance their fire protection.”