Mandatory Fire Sprinkler Inspection?

Hey guys, just had a quick question.

My HOA is telling all residents that we HAVE to allow fire inspectors in to our privately owned condo to perform a fire sprinkler inspection, and that doesn't seem right to me. I shouldn't have to allow anyone into my home that I own for any kind inspection, and I don't feel like it's my HOA's place to tell me what I have to do in that regard. Am I wrong to think that way, and is this something that is considered "legal" for them to require of me?

This is my first time being a part of an HOA and I'm lost here. Any help or insight would be greatly appreciated. Thank you!

-Don

The COA's insurer may very well have set this requirement. If so, it is to keep the HOA's insurance premiums as low as possible and so your monthly assessment as low as possible.

Chances are good that a fair reading of your COA's covenants do allow the COA to enter your unit. Good COA boards and COA managers coordinate with the owner some on the time of entry.

I honestly can’t say “who” the agency is but the inspections of fire sprinklers are required for the safety of all in the building. The inspection takes 10 minutes at most depending on your condos’ size.

Your board or assn.has no choice. We’re given a few days’ notice about the approximate time the inspector will arrive in my unit.

If sprinkler heads are covered with paint, or soffits added that blocks them, etc., it’s a hazard to other units. In our condo building, if repairs are needed, the unit owner pays and must show evidence that the work was a completed.

Well, Don, what is your response to the comment which have been posted?

I agree with the others: you must allow these inspections, and your CC&Rs may have some language in them about the association being required to maintain health and safety standards in your buildings. What do you suppose would be the consequences for the association if you had a fire and the sprinkler system failed, resulting in significant property loss and even injury/death? I bet it would involve lawyers...

We get fined by the local fire department and our insurer gets all frowny-faced at us if we're not inspected yearly.

The truth is the truth. So what if their sprinklers do not work and they have a fire? The insurance may not pay out if find out not in compliance with inspections.

Surfside did not just happen. It happened because people did not want to be inconvenienced. Be it for an inspection or pay a special assessment. Actions or lack of action has consequences.

I respect my rights for privacy. And am a stickler for wording.

But I have no issue with the annual sprinkler inspection that happens each year at our condos, even if the language in our CCR's is not entirely correct to allow that. The annual sprinkler inspection gets a pass from me. Because it is SO important.

In our case at our condos in Tennessee, it takes minutes per unit. The property manager provides access, but stands outside, and the fire inspector goes inside and looks at the sprinklers. The property manager, still outside, records it on a clip board. There is no mention of dishes that have not been loaded yet, dirty laundry, or a house plant that could maybe do with a little more water this week.

An additional FYI: even if the community's CC&Rs don't specifically address inspections, local fire codes or building codes may require them and these will override the CC&Rs.

It's the usually hierarchy of laws governing community associations: federal law supersedes state law which supersedes local municipality laws which supersede CC&Rs. An insurer may also have something to say and may adjust premiums based on whether or not a community has functioning sprinkler systems - and money supersedes all. :-)

Well, it appears DonS didn't like anyone's responses or something as we haven't heard from him. To be honest, he sounded like a three-year-old having a hissy fit (But I don't WANNA have anyone in my condo!!!!!!) He never explained why and the "don't tell me what to do" isn't a response." it would be one thing if he'd said he was told about it at the last minute or something came up and the board was unwilling to consider rescheduling.

How do you get everyone to stay home so their condo can be inspected? What do you do if someone is out of town? Inspections on 2 days 10 a.m. to 6 p.m. doesn't seem possible with 186 condos.

As in my way above, inspections are required by law in California. Ours were isnpecrw yesterday and inspections are underway for a few days in our 200+ high rise condos.

If occupants aren't to be home, they notify management , who lets the inspectors in as management has a key for every unit.

The inspection of my 1,150 sq condo takes about 5 minutes.

Just ONE sprinkler head (among hundreds) that's been painted over or is covered with dust, or is starting to corrode can threaten an entire HOA building, Steven.

The association's insurance premiums may/probably depend on a properly maintained fire suppression system. Further, a system that isn't maintained could be a reason for the insurer to a deny a claim. You'd be pretty unhappy if it was your unit or your next door neighbor's unit that burned. And you don't want the insurer to hand your association a cancellation notice.

We also get fined by our local fire department if our sprinkler systems don't pass the annual inspection.

And, check your CC&Rs. There may be language that allows the association to force entry into a unit in certain situations.

As other's have said, when you own a condo you have rights and responsibilities. The responsibilities include doing your part in maintaining the property, which includes allowing the association to maintain safety features.

Beyond all the war stories, most folks do not appreciate that a fire sprinkler system can be overcome by low water pressure twice a day and especially during "local" drainage on the water supply, BUT THE INSPECTIONS actually make sure interferences like spider webs which somewhat insulate and thus delay the activation can be a problem!!!

That is why I chose to focus my energy on passive fire systems like intumescent coatings that work all the time, regardless of diversions or distractions. True story--my next door neighbors all died because mutual aid for a dumpster fire took all the firemen 3 towns away.

So, this minor intrusion of a quick inspection to be sure all is well is rather worth it, to my thinking. And yes, the active and the passive systems match our current vehicle occupant protection of the seat belt and the air bag that gets actuated, all to save our lives.