Florida’s High-Rise Fire Sprinkler Retrofit Law: Compliance Guide for Condos and HOAs
Florida’s High-Rise Fire Sprinkler Retrofit Law: Compliance Guide for Condos and HOAs
Executive Summary
If you manage or serve on the board of a Florida high-rise condominium, you must ensure your building complies with the state’s fire safety retrofit law. Florida law now requires every residential high-rise (buildings with occupiable floors over 75 feet - typically 7 stories or higher) to have either a full automatic sprinkler system or an Engineered Life Safety System (ELSS) designed and approved by a licensed engineer. The opt-out provision for sprinklers expired in 2023, so the only path forward is compliance. Associations must have submitted engineered plans by January 1, 2025, obtained permits by January 1, 2026, and achieved full installation and AHJ approval by January 1, 2027. Failure to meet these deadlines can result in fines, unsafe building designations, or liability in the event of a fire. Proactive planning, budgeting, and communication with residents are essential to avoid disruption and ensure safety.
Introduction
Florida law mandates stronger fire safety standards for older condominium and high-rise residential buildings. The Florida Condominium Act (§718.112(2)(n), Fla. Stat.), Florida Cooperative Act (§719.1055, Fla. Stat.), and the Florida Fire Prevention Code (incorporating NFPA 101, the Life Safety Code) collectively require that high-rise buildings be retrofitted with modern fire protection systems.
This guide provides property managers, condominium boards, and HOAs with a practical explanation of the law:
What qualifies as a high-rise.
Retrofit requirements (sprinklers or an ELSS).
The now-expired opt-out provisions.
Current phased deadlines through 2027.
Roles of the Authority Having Jurisdiction (AHJ) and licensed engineers.
Limited exemptions.
Practical steps for compliance.
What Is a High-Rise in Florida?
The Florida Fire Prevention Code (NFPA 101, §3.3.36.7) defines a high-rise building as one where the floor of the highest occupiable story is more than 75 feet above the lowest level of fire department vehicle access.
In practical terms, this usually means seven stories or higher.
The measurement is from fire truck access to the highest occupiable floor.
Key point: If your building is ≥75 feet, the retrofit mandate applies. If not, the high-rise retrofit law does not.
Retrofit Requirement: Sprinklers or ELSS
Florida Statutes (§718.112(2)(n)) require that all high-rise condominiums retrofit with either:
A supervised automatic fire sprinkler system – a full building-wide system monitored by an alarm panel.
An Engineered Life Safety System (ELSS) – a code-approved combination of fire protection features, designed by a Florida-licensed engineer and approved by the AHJ.
An ELSS may include:
Partial sprinklers (e.g., corridors, mechanical rooms).
Smoke detection and alarms.
Smoke control/exhaust systems.
Fire-rated barriers and compartmentation.
Note: Doing nothing is not an option. If a high-rise is not exempt, it must retrofit with either sprinklers or an ELSS.
Opt-Out Vote: Now Expired
Historically, condo associations could opt out of in-unit sprinklers by owner vote:
Original deadline (Dec. 31, 2016): Majority of all voting interests had to approve the opt-out. (§718.112(2)(l), 2016 version).
Extended deadline (Jan. 1, 2024): Reinstated by HB 7103 (2019), allowing associations until the end of 2023 to vote to waive sprinklers.
Current Law (2025 and Beyond)
The opt-out period has expired.
Any building that did not vote by Dec. 31, 2023 must install sprinklers.
Buildings that validly opted out must still implement an ELSS.
Important: Opt-out was never a vote to do nothing—it only shifted the obligation to ELSS.
Current Compliance Deadlines (Phased Schedule)
The Florida Fire Prevention Code (8th Edition, 2024 update) created a phased timeline, extending compliance to January 1, 2027:
By Jan. 1, 2024: Association must choose compliance method (sprinklers or ELSS).
By Feb. 1, 2024: Notify local AHJ in writing of choice.
By Jan. 1, 2025: Hire a Florida-licensed P.E. and submit engineered design criteria to AHJ.
By Jan. 1, 2026: Obtain all required permits for installation.
By Jan. 1, 2027: Complete installation and pass AHJ inspection.
Role of Key Authorities
Authority Having Jurisdiction (AHJ)
Reviews and approves engineered plans.
Issues permits.
Conducts inspections and final acceptance tests.
Has enforcement power (fines, unsafe building declarations).
Florida Licensed Professional Engineer (P.E.)
Required for design of both sprinklers and ELSS.
For sprinklers: prepares hydraulic calculations and system design criteria.
For ELSS: engineers a full alternative safety plan using multiple protective measures.
Must be experienced in fire/life safety systems (per NFPA 101 §31.3.5.11.4).
Exemptions and Special Cases
Florida law and NFPA 101 provide limited exemptions:
Exterior Exit Access: Buildings where each unit opens directly outdoors (NFPA 101 §7.5.3).
Approved ELSS: An existing AHJ-approved ELSS satisfies compliance.
Already Sprinklered Buildings: No retrofit needed beyond ongoing NFPA 25 maintenance.
Buildings <75 feet: Not subject to retrofit law.
Timeshares: Governed separately by §721.24, Fla. Stat.
Historic/Hardship Cases: Variances possible only through State Fire Marshal approval.
Practical Steps for Managers and Boards
Confirm Applicability – Verify your building’s height and classification.
Assess Existing Systems – Inventory alarms, sprinklers, smoke control, fire-rated doors.
Engage Experts Early – Fire protection consultants and engineers.
Board Resolution – Choose sprinklers or ELSS; notify AHJ.
Budget & Finance – Plan for assessments or loans.
Hire Engineer – By 2024; submit plans by Jan. 1, 2025.
Pull Permits – Ensure issuance before Jan. 1, 2026.
Coordinate Contractors – Prepare for retrofit work.
Communicate with Owners – Educate and keep them informed.
Complete & Test – Pass AHJ final inspection by Jan. 1, 2027.
Conclusion
By January 1, 2027, every Florida high-rise condominium must have either a sprinkler system or an approved ELSS in place. These requirements are grounded in:
Florida Statutes (§718.112(2)(n) and §719.1055).
Florida Fire Prevention Code (NFPA 101: Life Safety Code).
Boards and managers should treat compliance as a life safety obligation. Beyond avoiding fines, these upgrades protect lives, reduce liability, and preserve property value.
How Speedy Fire Protection Can Help
At Speedy Fire Protection, we specialize in helping property managers and condominium associations across South Florida meet these exact requirements. Our team provides:
High-rise fire sprinkler retrofits – full installation projects compliant with NFPA 13 and Florida Fire Prevention Code.
ELSS consulting – collaborating with licensed engineers to design and implement compliant alternatives.
Board & owner education – guiding associations through compliance deadlines, financing, and owner communications.
If your association needs guidance or installation services to meet the 2027 deadline, Speedy Fire Protection is here to help your community comply with confidence while protecting lives and property.
To learn more about NFPA 13 and fire sprinkler installation, download our free NFPA 13 Fire Sprinkler Standards Guide e-book here.
