Novato, CA Building Safety: Fire Sprinkler Requirements (2026)

Novato adopts the 2025 California Residential Code in Novato Municipal Code § 4-1.4.2.5 and amends it. The amendment replaces the sprinkler exceptions in two sections of the model code. The replacement text of Section R309.1 Exception requires an automatic residential fire sprinkler system in all townhouses where repairs, alterations or additions to the existing structure qualify as a Substantial Remodel. The replacement text of Section R309.2 Exception 1 imposes the same requirement on all existing one- and two-family dwellings. Both end with the same rule for buildings that already have sprinklers: any addition must have the system extended to the new portion of the building, irrespective of the size of the addition.

Everything turns on the definition of Substantial Remodel, which the City adds to Section R202. It means repair or renovation of a structure which, combined with any additions, affects a floor area which is fifty percent of the existing floor area of the structure within any 36-month period. When changes are made to walls, columns, beams or girders, floor or ceiling joists, coverings, roof rafters, roof diaphragms, foundations, piles or retaining walls or similar components, the floor area of all rooms affected by those changes counts toward the total. The definition does not apply to replacement and upgrading of residential roof coverings, so a roof covering replacement is not counted toward the threshold.

The amendments rest on the City Council's express findings of necessity #1 and #4 under Section 4-1.2. The building official administers them through the permit, plan review and inspection process in Section 4-1.3, and violations are handled under Section 114. The same subsection replaces the Class B and C roof covering references in Sections R902.1 and R902.1.3 with a minimum of Class A. The text quoted here is the City's amendment for remodels and additions; it does not restate the base code's rule for new construction.