Bothell, WA Building Safety: Fire Sprinkler Requirements (2026)
Key Facts
- Base rule
- Sprinklers throughout every building with a Group R fire area (Section 903.2.8)
- One- and two-family (R-3)
- System under Section 903.3.1.3 is permitted
- Townhouse trigger
- Three or more townhouses with common walls, or over 5,000 sq ft or 40 ft high
- R-2 multifamily trigger
- Over 5,000 sq ft of floor area or over 40 ft in height
- Care facility trigger
- Five or more individuals in a single-family IRC dwelling
- Penalty
- Misdemeanor per BMC 20.08.100, punished under BMC 1.24.010
Summary
In the City of Bothell, Washington, Bothell Municipal Code § 20.08.061 rewrites International Fire Code Section 903.2.8 so that an automatic sprinkler system goes throughout every building with a Group R fire area. Group R-3 homes can use a system under Section 903.3.1.3, while townhouse and multifamily buildings face size and height triggers.
903.2.8 Group R Occupancies An automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. EXCEPTIONS: Group R-1 if all of the following conditions apply: 1. The Group R fire area is no more than 500 ft2 (46 m2) and is used for recreational use only. ... 903.2.8.1 Group R-3 An automatic sprinkler system installed in accordance with Section 903.3.1.3 shall be permitted in Group R-3 occupancies. ... 903.2.8. ... 5 Adult Family Homes An adult family home that serves residents who require assistance during an evacuation must install an automatic sprinkler system that meets the requirements of NFPA 13D. EXCEPTION: Existing adult family homes shall not be required to retrofit a residential sprinkler system. 903.2.8.6 Townhouses When a building has three or more townhouses constructed with common walls or the aggregate structure size (which includes all of the townhouses in one structure) exceeds 5,000 ft2 (465 m2) of floor area or more than 40 ft (12.9 meters) in height;
Full Breakdown
The Bothell City Council amends the International Fire Code, as adopted by BMC 20.08.040, one chapter at a time, and BMC 20.08.061 covers Chapter 9. The amended Section 903.2.8 sets the baseline: an automatic sprinkler system installed in accordance with Section 903.3 shall be provided throughout all buildings with a Group R fire area. The only exception printed in that section is for a Group R-1 fire area of no more than 500 square feet used for recreational use only, on one story, with no basement, no closer than 30 feet to another structure, no cooking, an occupant load of no more than 8, and a hand-held extinguisher in every Group R fire area.
Section 903.2.8.1 then permits a system installed under Section 903.3.1.3 in Group R-3 occupancies, which BMC 20.08 defines as one- and two-family dwellings as identified by the IRC. The same chapter labels Section 903.3.1.3 as NFPA 13D and drops the water-supply buffer for systems designed under it. Section 903.2.8.6 reaches a building with three or more townhouses built with common walls, or an aggregate structure over 5,000 square feet of floor area or more than 40 feet in height. Section 903.2.8.7 applies the same 5,000 square foot and 40 foot triggers to an R-2 multifamily building.
Care uses carry their own rules. Section 903.2.8.4 requires a Section 903.3.1.3 system in licensed care facilities with five or more individuals in a single-family IRC dwelling, and converting a single-family dwelling into one needs a retrofit. An adult family home serving residents who need help during an evacuation must install an NFPA 13D system, but existing adult family homes do not have to retrofit.
Section 903.2 adds that where Chapter 9 and Chapter 20.08 BMC conflict, the most restrictive requirement applies. Under BMC 20.08.090, one- and two-family dwellings used solely as a private residence skip Fire Prevention plan review, yet a plan review fee for the sprinkler system is still charged under the city fee schedule when one is required.
Violations & Fines
Under BMC 20.08.100, violating Chapter 20.08 BMC or an order made under it is a misdemeanor for each violation, punished as set forth in BMC 1.24.010, and each day a violation continues is a separate offense unless otherwise specified. The penalty does not excuse the violation: the person must correct it immediately, and the city can still enforce removal of prohibited conditions. Under Section 901.7.6.1, failing to meet fire watch requirements while a required sprinkler system is out of service can bring a fire watch code case and fines.
Frequently Asked Questions
Does a new single-family house in the City of Bothell need sprinklers?
When does a townhouse building in Bothell need sprinklers?
Can the Bothell Fire Marshal waive sprinklers in part of a building?
Do house sprinkler plans get a fire plan review in Bothell?
Sources & Official References
Other rules in Bothell
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