Lower Merion, PA Building Safety: Fire Sprinkler Requirements (2026)
Key Facts
- Governing section
- Township Code § 78-18.A
- Exempt buildings
- Single-family, twin, duplex homes
- Exception to exemption
- Wooden truss floors/roofs
- Retrofit trigger
- 50%+ interior walls removed
- Max fine
- $1,000 per offense
Summary
Lower Merion Township requires full fire sprinkler systems in nearly all new construction, exempting only single-family detached homes, twins and duplexes unless they use wooden truss floors or roofs, which must still be sprinklered under Township Code Section 78-18.
§ 78-18. Fire protection equipment; sprinkler and standpipe systems. ... A. All new construction, except single-family detached dwellings, twins and duplexes (as defined in Chapter 155, Zoning, of the Lower Merion Township Code), shall be equipped with full fire sprinkler systems. ... (1) Exception. If a single-family detached dwelling, twin or duplex is constructed with wooden truss floors or roof supports, the structure must be sprinklered, as per the appropriate NFPA standard. ... ... C. Full fire sprinkler systems must be maintained in good working condition at all times in all required buildings. If the system is shut down for repairs or for any other reason, the Fire Marshal's office will be notified immediately. An approved fire watch may be required until the system is back in service.
Full Breakdown
Section 78-18.A of the Township Code requires all new construction, except single-family detached dwellings, twins and duplexes as defined in Chapter 155 (Zoning), to be equipped with full fire sprinkler systems. Even exempt homes lose the exemption under Section 78-18.A(1) if built with wooden truss floor or roof supports, which must be sprinklered per the applicable NFPA standard. Builders of exempt homes must still offer buyers a residential sprinkler system as an option, per Section 78-18.A(2). The mandate extends to existing buildings under Section 78-18.B when 50% or more of interior walls are removed during renovation, when floor area expands 20% or more, or when a building's use changes to a high-hazard occupancy, hospital, nursing home, bowling alley, school, parking garage, hotel, apartment house, place of worship, theater, or assembly space for 50 or more people.
Section 78-18.C requires sprinkler systems to stay in good working order at all times, with immediate notice to the Fire Marshal's office if a system is shut down, and the Fire Marshal may require an approved fire watch until service resumes. High-rise and low-rise buildings face additional retrofit standards under Section 78-18.O.
Violations & Fines
Failing to install or maintain a required sprinkler system, or failing to comply with a Fire Marshal order under Chapter 78, is punishable under Section 78-33 by a fine of up to $1,000 for each offense. Each day a violation continues after notice from the Chief Fire Officer, Fire Marshal, Director of Building and Planning or Code Enforcement Officer counts as a separate offense subject to the same fine.
Frequently Asked Questions
Does my new single-family home in Lower Merion need fire sprinklers?
What triggers a sprinkler retrofit in an existing Lower Merion building?
Who do I notify if my building's sprinkler system goes offline?
Sources & Official References
Other rules in Lower Merion
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