You just described a townhouse that I own and rent to you. How would renting change the townhouseness of the arrangement. Condos do not necessarily have 2-hr rated walls between them. Condos do not necessarily have rated walls extending from the foundation through the roof. Townhouses do not have other separate dwelling unit stacked above or below them (except maybe now 'cause I think we're getting "horizontal fire walls" in the 2009 IBC). Condo owners only own the unit and hold the property in common. Townhouse owners own the dwelling and the land it sits on (although they may not have mineral rights making slant drilling by the neighbor OK.
On Thu, Nov 5, 2009 at 11:01 AM, George Church <[email protected]> wrote: > What if they were SFDs with common party walls, rated sufficiently, and > RENTED? > > -----Original Message----- > From: [email protected] > [mailto:[email protected]] On Behalf Of John Drucker > Sent: Thursday, November 05, 2009 9:40 AM > To: [email protected] > Subject: RE: Townhouse or Apartment Building > > No, > > They are considered separate buildings under individual ownership and > with that a myriad of legal issues. > > John Drucker Jr CET > Fire Protection Subcode Official > Fire/Building/Electrical Inspector > Borough of Red Bank, NJ > > > -----Original Message----- > From: [email protected] > [mailto:[email protected]] On Behalf Of George > Church > Sent: Thursday, November 05, 2009 8:36 AM > To: [email protected] > Subject: RE: Townhouse or Apartment Building > > So here's a related question- > Can that series of 13D's be fed by a single riser? > glc > > -----Original Message----- > From: [email protected] > [mailto:[email protected]] On Behalf Of John > Drucker > Sent: Wednesday, November 04, 2009 8:37 PM > To: [email protected] > Subject: RE: Townhouse or Apartment Building > > Steve's correct. > > The ownership arrangement does not change the use group. By definition > townhouses are attached, albeit separated by party walls (firewalls on a > lot line), single family dwellings and not multiple dwellings. Like > single and two family dwellings, townhouses are provided for in > International Residential Code (IRC). Like single and two family > dwellings fire sprinklers are facilitated by NFPA-13D or IRC P2904. > > Often we hear the terms condominium, association, rental and timeshare > used to describe the use with regards to the building code when in fact > those terms are merely describing the forms of ownership. > > Lastly for those working in NJ. The NJUCC has set a height requirement > for unprotected wood frame (VB) construction of 2 stories. To exceed > that requires either a) Protected Wood Frame construction (VA) or a > supervised NFPA-13R sprinkler system, again note a supervised NFPA-13R > sprinkler system. > > Hope that helps, > > John Drucker, CET > Fire Protection Subcode Official > Fire/Building/Electrical Inspector > New Jersey > > > > -----Original Message----- > From: [email protected] > [mailto:[email protected]] On Behalf Of Steve > Leyton > Sent: Wednesday, November 04, 2009 7:11 PM > To: [email protected] > Subject: RE: Townhouse or Apartment Building > > Ask your local building official. Were the SFD's subdivided or are > they still townhouses that are now rented out? Seems to me that if you > haven't changed the use and occupancy, then it doesn't matter whether > the tenants own the dwelling or not. > > Steve Leyton > Protection Design & Consulting > San Diego, CA > > > > > -----Original Message----- > From: [email protected] > [mailto:[email protected]] On Behalf Of Mike > Cabral > Sent: Wednesday, November 04, 2009 3:52 PM > To: [email protected] > Subject: Townhouse or Apartment Building > > Hypothetical Question. . . A builder constructs what was intended to be > 3 story townhouses. 13D is applied under 2010 13D Section 3.3.10. The > units don't sell and are rented out. If you rent a townhouse complex is > it an apartment building? Would 13R system be required? > > Mike Cabral > _______________________________________________ > Sprinklerforum mailing list > [email protected] > http://fireball.firesprinkler.org/mailman/listinfo/sprinklerforum > > For Technical Assistance, send an email to: [email protected] > > To Unsubscribe, send an email > to:[email protected] > (Put the word unsubscribe in the subject field) > > > __________ Information from ESET NOD32 Antivirus, version of virus > signature database 4574 (20091104) __________ > > The message was checked by ESET NOD32 Antivirus. > > http://www.eset.com > > > > __________ Information from ESET NOD32 Antivirus, version of virus > signature database 4574 (20091104) __________ > > The message was checked by ESET NOD32 Antivirus. > > http://www.eset.com > > _______________________________________________ > Sprinklerforum mailing list > [email protected] > http://fireball.firesprinkler.org/mailman/listinfo/sprinklerforum > > For Technical Assistance, send an email to: [email protected] > > To Unsubscribe, send an email > to:[email protected] > (Put the word unsubscribe in the subject field) > > > _______________________________________________ > Sprinklerforum mailing list > [email protected] > http://fireball.firesprinkler.org/mailman/listinfo/sprinklerforum > > For Technical Assistance, send an email to: [email protected] > > To Unsubscribe, send an email > to:[email protected] > (Put the word unsubscribe in the subject field) > > _______________________________________________ > Sprinklerforum mailing list > [email protected] > http://fireball.firesprinkler.org/mailman/listinfo/sprinklerforum > > For Technical Assistance, send an email to: [email protected] > > To Unsubscribe, send an email > to:[email protected] > (Put the word unsubscribe in the subject field) > > > CONFIDENTIAL AND PROPRIETARY: > This email message is intended only for the use of the individual or entity > to which it is addressed and may contain information that is privileged and > confidential, nor is it, unless specifically stated, intended to be relied > upon by any person or persons other than the individual or entity named > above and no warranties or representations are made or intended to persons > or entities not named above. 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