Florida high-rise condo fire sprinkler retrofit: what the law requires
Florida requires a residential condominium building that is a high-rise to retrofit either an automatic fire sprinkler system or an engineered life safety system. Owners may vote to forgo the sprinklers, but not the life safety system, and the fire code's last milestone is January 1, 2027.
Which buildings
The statute requires an association to comply with the Florida Fire Prevention Code, and a residential condominium building that is a high-rise under that code to retrofit either a fire sprinkler system or an engineered life safety system (section 718.112(2)(n), Florida Statutes).
The State Fire Marshal describes a high-rise as a building where the floor of an occupiable story is more than 75 feet above the lowest level of fire department access. The test is height, not a number of stories.
Buildings in which every unit has exterior exit access are not required to sprinkler, nor are buildings with an approved engineered life safety system already in place. Buildings of three stories or more whose construction contract was let after January 1, 1994 already had to be sprinklered when built (section 553.895(2)). Timeshare condominiums follow their own section.
The deadlines
Under the Florida Fire Prevention Code, 8th edition (NFPA 101 Florida amendment 31.3.5.9.1.1, in force since December 31, 2023), a high-rise condominium association was to:
- choose sprinklers or an engineered life safety system by January 1, 2024, and tell the local fire official by February 1, 2024;
- have a Florida professional engineer's design submitted by January 1, 2025;
- apply for and receive the permits by January 1, 2026;
- finish the work and pass final inspection by January 1, 2027.
The opt-out vote
Unit owners may vote to forgo the sprinkler retrofit by a majority of all voting interests; the vote takes effect when a certificate attesting to it is recorded in the county's public records (section 718.112(2)(n)1.). The statute has carried this provision unchanged from 2019 to 2026.
Opting out of sprinklers does not opt out of the engineered life safety system: the 2019 House final bill analysis says such associations will still be required to comply with it. Associations report opt-out votes to the state's condominium division.
Who enforces it
Local fire officials enforce the fire code and may approve reasonable alternatives for existing buildings (section 633.208, Florida Statutes). No statewide public list says which buildings have retrofitted, opted out or are still due.
Look your building up free, or let Building watch email your board the day anything on record changes.
Sources: Florida Statutes, section 718.112 (2026); Florida Statutes, section 553.895; Florida Statutes, section 633.208 (2026); State Fire Marshal: condominium sprinkler retrofit; Florida Fire Prevention Code, 8th edition, NFPA 101 Florida amendments; House final bill analysis, CS/CS/HB 7103 (2019). General information, not legal advice. Requirements vary by jurisdiction and change; confirm with your building official.
Also: Florida milestone inspections: who, when and what happens next · Structural integrity reserve studies (SIRS): what they cover and when