BCAB 1967 - Sandpipe system requirements for a house

Standpipe system requirements for a house

Project Description

The project is the design and construction of a new, sprinklered, house containing a single dwelling unit.  The house is four storeys in building height.

Applicable Code requirements (BCBC 2018)

Article 3.2.5.7., Division B, Water Supply

(1) Every building shall be provided with an adequate water supply for firefighting. (See Note A-3.2.5.7.(1).)

(2) Buildings that are sprinklered throughout with a sprinkler system conforming to Article 3.2.5.12. or have a standpipe system conforming to Article 3.2.5.8. to 3.2.5.10. are deemed to comply with Sentence (1).

Clause 3.2.5.8.(1)(a), Division B, Standpipe Systems

(1) Except as permitted by Sentence 3.2.5.9.(4), a standpipe system shall be installed in a building that is

(a) more than 3 storeys in building height, . . .

Decision being appealed (Local Authority’s position)

A standpipe system is required because the building exceeds three storeys in building height.

Appellant's position

A standpipe system is not required.

Article 3.2.5.7., Division B, addresses the requirements for water supply and either a fully sprinklered building or the provision of a standpipe satisfies the requirements.  Through the provision of a fully sprinklered building, the requirements of Article 3.2.5.8., Division B, are thereby superseded.

Appeal Board Decision #1967

The Board confirms the decision of the local authority.

It is the determination of the Board that a standpipe system must be provided in accordance with the prescriptive acceptable solution or the requirement might be addressed by an alternative solution.

Reason for decision

The requirements of Article 3.2.5.8., Division B, are not superseded by the requirement for and provision of an adequate water supply for firefighting in accordance with Article 3.2.5.7., Division B.

There is no direct relationship between the requirement for an adequate water supply and the requirement to provide a standpipe system in a building.

Don Pedde
Chair, Building Code Appeal Board

Dated:  May 29, 2025