San Francisco's Updated Fire Code for Residential Properties

San Francisco’s updated fire code requires certain multifamily properties and mixed-use properties with residential units to upgrade to new fire alarm systems. Older systems may not be loud enough to pass the “pillow test”.

If you own a multi-unit residential property in San Francisco, you may be affected by the new fire alarm system requirements aimed at enhancing the safety of occupants. The deadline to comply with the new requirements, July of 2023, has already passed. If they haven’t already, owners of out-of-compliant buildings may be receiving a notice of violation from the city. Learn about the Sleeping Area Fire Alarm Requirements, check if you're affected, and understand how to comply in the following blog post.

What are San Francisco's New Sleeping Area Fire Alarm Requirements?

San Francisco's Ordinance 1103.7.6.1 mandates that owners of buildings with three or more residential units must upgrade their fire alarm systems to comply with specific sound level requirements for sleeping areas. This regulation, commonly referred to as the "pillow test", measures the sound level of the fire alarm signal at the pillow level in sleeping areas to ensure it's sufficiently loud to awaken individuals in the event of an emergency.

Why is it Important to Upgrade these Fire Alarm Systems?

The importance of upgrading fire alarm systems lies in safeguarding the lives of occupants. Adequate fire alarm systems can provide early detection of fires and alert residents promptly, giving them precious time to evacuate safely. By ensuring that fire alarm signals reach the required sound levels in sleeping areas, these upgrades significantly enhance the effectiveness of fire safety measures.

What is the Pillow Test?

The pillow test measures the sound level of fire alarm signals at the pillow level in sleeping areas. According to the regulations, the sound level must be at least 15 dB above the average ambient sound level or 5 dB above the maximum sound level having a duration of at least 60 seconds or at least 75 decibels at a frequency of 520 Hz (+/- 10 percent) to ensure it's audible enough to wake occupants from sleep during an emergency.

What Properties are Required to Upgrade its Fire Alarm Systems? What Properties are Exempt?

Residential buildings with three or more units and existing building fire alarm systems fall under the scope of the ordinance. However, there are exemptions. Buildings with motel-style layouts, where all units open directly to the exterior, are not required to comply. Additionally, properties without pre-existing fire alarm systems are not mandated to install them.

What is the Process of Remediating a Non-Compliant Fire Alarm System?

Remediating a fire alarm system that doesn’t pass the pillow test involves several steps to ensure that the system meets the requirements. Here's a general process:

Planning: Once it is determined that a fire alarm system doesn’t pass the “pillow test”, a remediation plan should be developed. This plan outlines the specific actions required to bring the fire alarm system into compliance. It may include upgrading or replacing components, adjusting settings, or implementing new features as necessary.
Obtaining Permits: Property owners or their representatives must ensure they obtain the necessary permits from the City of San Francisco to upgrade their fire alarm system.
Implementation: With permits secured, the remediation plan is put into action. This typically involves hiring qualified contractors or technicians to perform the necessary work. Upgrades may include installing new audible appliances, adjusting sound levels, adding low-frequency alarm signals, or integrating new technology into the system.
Testing and Verification: Once the remediation work is completed, the fire alarm system must undergo testing to ensure that it meets the required standards and specifications. This may involve conducting sound-level tests, verifying the functionality of individual components, and ensuring that the system operates as intended.
Documentation and Compliance Reporting: All remediation activities should be thoroughly documented, including records of inspections, tests, permits, and any modifications made to the fire alarm system. This documentation is essential for demonstrating compliance with regulatory requirements and may need to be provided to local authorities upon request.
Final Inspection and Approval: After remediation work is finished and documented, a final inspection is required by local authorities to verify that the fire alarm system now complies with regulations.

What are the Typical Costs?

The cost of upgrading fire alarm systems varies depending on factors like the size of the building and existing infrastructure. Generally, the expense ranges from $2,000 to $2,500 per unit, with larger buildings incurring higher costs.

When must a Property Comply with San Francisco's Updated Fire Code? What is the Consequence of Non-Compliance?

The deadline for compliance with the updated fire code was July 1, 2023. However, it is not too late to begin the process of remediation.

The consequences of non-compliance aren’t spelled out in the updated fire code, but a property owner with a building found out-of-compliance may be required to appear in court to explain why they have not adhered to the regulations. This can involve legal proceedings where a judge decides on appropriate actions or penalties.

Who can Upgrade the Fire Alarm System?

Fire alarm system upgrades must be performed by licensed professionals, typically contractors with a valid CA C-10 license. These professionals conduct tests to ensure that fire alarm signals meet the required sound levels and comply with regulations.

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Did You Know? Mandated Fire Alarm Upgrades for Select San Francisco Multifamily/Mixed-Use Properties (AKA - The Pillow Test)