Common Questions About Residential Fire Sprinklers

Most cities in the greater Seattle area have adopted building codes that require fire sprinklers in all new residential construction, including single-family homes, duplexes, and townhomes. This applies to new builds, not existing homes. It’s a code requirement tied to your building permit.

For new construction, residential systems typically cost between $1.00 and $2.00 per square foot. For a 2,500 sq ft home, that’s roughly $2,500 to $5,000. The exact cost depends on the layout, number of stories, and water supply. We provide detailed quotes after reviewing your floor plans.

Barely. We use concealed pendant heads with flat cover plates that sit flush with your ceiling. The plates get painted to match your ceiling color and are roughly the same size as a recessed light. Most homeowners and their guests never notice them.

This is the most common worry, and it’s understandable. Here’s the reality: each sprinkler head operates independently and only activates when it detects sustained heat, typically 155°F or higher. They don’t go off from smoke, steam, burnt toast, or a hot shower. Accidental discharge is extremely rare.

No. That’s a Hollywood thing. In a real residential system, only the head closest to the fire activates. In most residential fires, a single head controls or extinguishes the fire before the fire department arrives.

Rough-in (running the pipe) happens during framing and usually takes 1–2 days. Trim-out (installing the heads) happens after drywall and paint, usually a half day. Total time on your construction schedule: about 2–3 days, split across two visits.

Very little. Residential systems are low-maintenance by design. You’ll want to make sure the main shutoff valve stays accessible and the system stays pressurized, but there’s no regular maintenance schedule for most homeowner-occupied systems. We’ll walk you through everything when we’re done.

If you change the layout of rooms, add walls, or alter ceiling heights, the sprinkler system may need modifications to maintain proper coverage. That’s normal and usually straightforward. Contact us and we can assess what needs to change.

Many insurance companies offer discounts for homes with fire sprinkler systems. The discount varies by carrier, but it’s worth asking your insurance agent. Some homeowners see enough savings to offset a meaningful portion of the system cost over time.

NFPA 13D is the national standard for the installation of sprinkler systems in one- and two-family dwellings and manufactured homes. It’s the code that governs how residential sprinkler systems are designed and installed. Our systems are designed to NFPA 13D requirements plus any local amendments your city has adopted.

Under NFPA 13D, most habitable spaces need coverage, including living rooms, bedrooms, kitchens, hallways, closets, and attached garages. Small bathrooms (under 55 sq ft) and certain small closets may be exempt. We’ll show you the exact layout during the design phase.