NJ "Windowless" Basement Fire Alarm Code: A Guide for Business Owners
Every day, New Jersey business owners are blindsided when a routine fire official visit turns into a violation for a code they have never heard of, and one that seemingly makes no sense. Tucked away in the NJ Uniform Construction Code lies a small, blink-and-you’ll-miss-it code clause that basically requires small commercial buildings with “windowless” basements to have a monitored fire alarm system in that basement.
If your business has recently been served a citation for not having a basement fire alarm system, you want to get compliant quickly and affordably so you can get back to your business. Here’s what you need to know:
What is the “windowless” basement code?
If there is a fire in your building, firefighter access to all levels is critical to saving not only the building, but potentially saving lives. For this reason, a basement with no outside access (or even very limited access) poses a unique threat. This is the idea behind the windowless basement code–providing the fire department with the earliest possible warning of a fire on the most dangerous floor to have one.
It can be helpful to understand the logic behind this code when you consider that it’s actually an exemption clause to (potentially) an even more burdensome requirement. Commercial buildings whose basements are greater than 3,000 square feet are required to have a fire suppression (a sprinkler system)–a much more involved project!
The code states that a sprinkler system is required:
“In all buildings, any windowless basement or story located below the seventh story shall be equipped throughout with an automatic fire suppression system installed in accordance with the New Jersey Uniform Construction Code.” N.J. Admin. Code § 5:70-4.7
But the exemption states:
“Windowless basements not exceeding 3,000 square feet in area shall be exempt from this automatic suppression requirement, provided a supervised automatic fire alarm system shall be installed in accordance with the New Jersey Uniform Construction Code.” N.J. Admin. Code § 5:70-4.7
So small buildings are off the hook! Kind of. A fire alarm is still an unplanned expense, but a fire suppression system is usually a much larger investment. And remember: modern codes are in place to protect your building and the people inside them!
What is considered "windowless"?
A basement is considered “windowless” if it does NOT meet the following requirements:
There is an opening (or openings) at least 32” x 48” within 100 feet of each other
There is an opening (or openings) at least 22” x 42” within 30 feet of each other
(There are other requirements for large buildings where people sleep like apartment buildings and hotels.)
What does a basement fire alarm do?
A properly designed and installed fire alarm system will detect a fire in the basement, and alert the building’s occupants and the fire department of the emergency.
The fire alarm system consists of:
a control panel
fire detection devices
notification devices (to alert the building’s occupants of a fire)
a communicator (to send signals to the fire department)
and a backup battery.
A code-compliant fire alarm system must be supervised and professionally monitored at all times.
Although fire detection is only required in the basement, it is generally a good idea to have notification of the fire (ya know—the screaming, flashing devices) throughout the building. Anyone occupying your building during a real fire will thank you!
Keep in mind: your local fire code official has the ultimate authority when it comes to what will be required of a fire alarm system.
Upon completion of installation, a record of completion should be completed and left with the control panel. Finally, the installer will perform a final inspection with a code official who ensures the system meets current installation codes and standards.
Annual inspections will then be required to ensure the system is continuing to function properly. Inspections are usually performed by the installing contractor, but other licensed contractors can perform them too.
How much does it cost?
Fire alarm installation prices can range from $2,000 for the most basic systems to $10,000 or more for larger buildings that fall under this requirement. The final cost of a windowless basement fire alarm depends on a few things:
The size of your building: the larger the building, the more fire detection devices will be needed.
The difficulty in running wire: some buildings are tougher than others and take more time.
The code official’s requirements: the code may be consistent, but officials are not. Some officials may require things that others may not.
Ultimately, the price of a fire comes down to the cost of parts and labor. Garden State Security Group cuts costs on both of these by installing an affordable all-in-one fire alarm system that is quick to install and comes pre-programmed. This allows us to install nearly all our basement fire alarm systems in one day or less.
As mentioned earlier, the fire alarm is required to be professionally monitored by a central monitoring station. And, by code, all new fire alarms must send signals via cellular communication (instead of a landline). This means there is (essentially) a cell phone plan included in the cost of monitoring. In total, small business fire monitoring generally costs anywhere from $50 - $75 per month.
How do I have this installed?
Whether you’ve received a citation from your municipality or you just want to get ahead of the curve and protect your business before it’s too late, Garden State Security Group has you covered. We have protected so many South Jersey businesses and we can protect yours too. All you need to do is schedule your quote. We’ll handle it from there.
We will visit your business and design a fire alarm system based on:
Any applicable laws, codes, or standards
Your official’s citation and any specific requirements
Your budget (as best as we can) and desires for protecting your business
We’ll submit permits to ensure our system design meets their requirements
We’ll install and test your system; and provide a record of completion
We will schedule and complete the final inspection with your local code official
That’s it! After inspection, your building will be compliant with the windowless basement fire alarm code!
Conclusion: All in the Name of Safety
The NJ “windowless” basement fire alarm code can be confusing, inconvenient, and seemingly pointless–we get that. However, modern buildings are far safer than any buildings in human history partially due to modern construction codes. They exist to keep people safe and buildings intact.
Garden State Security Group is proud to be a part of that effort. And we would be proud to provide you with the peace of mind of knowing that your building complies with this code, and that you, your employees, and visitors are safe as a result.
