WE'RE FIGHTING FOR FREEDOM FROM ELSS
Want to opt out of mandatory installation of Sprinklers/ELSS in your Condo?
WE'RE FIGHTING FOR FREEDOM FROM ELSS
Want to opt out of mandatory installation of Sprinklers/ELSS in your Condo?
Questions and Answers
About Fire Sprinklers and your Association
Q. – If our association voted to opt-out of installing full fire sprinklers, why is this an issue now?
A. – If your association voted to opt-out, they would be required to install an Engineered Life Safety System (ELSS) as prescribed in Chapter 31 of the Fire Code, which provides for additional fire safety measures and provides for annual inspections by the local fire marshal.
Q. – Do we have to install sprinklers now?
A. – An ELSS has several components, one being installation of a partial sprinkler system. The law allowed an opt-out, but associations are still battling local fire marshals on their requirement to install a partial sprinkler system by December 31, 2023. FACTSS believes this is a violation of the law and seeks to clarify it.
Q. – Is this a safety issue for our association?
A. – Associations will still need to comply with Chapter 31, which provides for additional fire safety measures and provides for annual inspections by the local fire marshal. Associations have spent millions of dollars upgrading the safety of their buildings by installing new technology and safety devices.
Q. – How expensive is a partial sprinkler system as part of ELSS?
A. – ELSS is costly to retrofit older high-rise buildings. Associations are reporting cost estimates for sprinklers from $8,400 to over $10,000 per unit. Are you ready to assess your members this amount?
Q. – So what can we do about this?
A. – There is only ONE organization, FACTSS, representing your interests in Tallahassee. Your association needs to join with hundreds of others statewide to fight for the right to self-determine your position on partial fire sprinklers.
Q. – What is the end goal for FACTSS?
A. – FACTSS seeks to give associations the right to vote to opt-out of an ELSS with 2/3 vote, and wants the state adopted fire code to be the only enforceable regulation. In 2010, state law provided for an Opt-Out of common area sprinklers. The law gave associations the right to vote for opting out of retrofitting sprinklers anywhere on association property, defined as “common elements, association property, or units.” In 2019, FACTSS worked hard to get an extension of the installation deadline passed by the state legislature to December 31, 2023. It’s now time to give associations the right to vote on opting-out of partial sprinklers. FACTSS plans to return to Tallahassee early next year to get the job done but cannot do it without your help. We need your $1,500 membership to be successful.
Click Here to see if your condo is on the list of Targeted Associations for ELSS
WHY AN ENGINEERED LIFE SAFETY SYSTEM (“ELSS”)
OPT-OUT IS NEEDED
FACTSS has not abandoned the struggle to give Florida associations the right to vote to opt-out of an Engineered Life Safety System (ELSS) that mandates sprinklers. The issue is very much alive – as more fire marshals try making associations comply with the sprinkler installation before the December 31, 2023 compliance deadline.
Let’s review the history of this issue.
· In 2010 HB 561 and SB 1196 provided for an Opt-Out of common area sprinklers. Simply put, the law gave condo and co-op owners the right to vote for opting out of retrofitting sprinklers anywhere on association property, defined as “common elements, association property, or units.”
· If Associations did not opt-out of a full or common area sprinkler system by majority vote, they would be required to install a system by December 2019, and later extended until December 31, 2023.
· If they did opt-out, in the alternative, they would be required to install an Engineered Life Safety System (ELSS) as prescribed in Chapter 31 of the Fire Code.
· An ELSS has several components, one being installation of a partial sprinkler system. The law allowed an opt-out, but associations are still battling the Fire Marshals on the requirement to install a partial sprinkler system. FACTSS believes this is a violation of the law and seeks to clarify it.
· FACTSS seeks a full opt- out of an ELSS with 2/3 vote and wants the state adopted fire code to be the only enforceable regulation.
· A full opt-out passed in 2017 but was vetoed by the Governor for political reasons. The London Fire (which has no correlation to our strict building codes) occurred within days of the Governor receiving the bill.
FACTSS makes a compelling case in favor of its position in giving associations the right to vote on opting-out of sprinklers.
FACT: Associations have spent millions of dollars upgrading the safety of their buildings by installing new technology as it becomes available.
FACT: Associations will still need to comply with Chapter 31, which provides for additional fire safety measures and provides for annual inspections by the local fire marshal. The state code needs to be the only regulations the local fire marshal can enforce. The current status gives local fire marshals unprecedented and unrestricted authority over the state fire code.
FACT: ELSS is costly. The Department of Business and Professional Regulation’s (DBPR) own report showed these upgrades could cost up to $8,000 per unit and that study was done in 2009. The costs continue to climb. A survey conducted in 2020 shows that over 800 buildings statewide are required to comply by the 12/31/2023 deadline.
Click here to download a copy of the ELSS Fact Sheet to help educate association boards, managers and owners about this issue.
The state fire marshal has targeted over 800 association buildings that must comply with ELSS and fire sprinklers. Click here to see the report on all the associations targeted for this expensive and unnecessary sprinkler system.
If your association is on this list – we need you to join FACTSS today and add your voice to our fight to preserve self-determination for associations to vote on fire sprinklers.
Your Resource - Your Voice
FACTSS Is Uniting Condominium Associations Across Florida To Restore Our Self-Determination
FACTSS Is Uniting Condominium Associations Across Florida To Restore Our Self-Determination
FACTSS Is Uniting Condominium Associations Across Florida To Restore Our Self-Determination
FACTSS - Florida Association of Condominiums To Support Self-Determination - is a non-profit membership organization designed to connect you with peers across Florida. We help you share insights, learn from others' experiences, share tips about best practices and keep you up to date on how to address challenges we all face. Right now, w
FACTSS - Florida Association of Condominiums To Support Self-Determination - is a non-profit membership organization designed to connect you with peers across Florida. We help you share insights, learn from others' experiences, share tips about best practices and keep you up to date on how to address challenges we all face. Right now, we all face a BIG one.
The ELSS Requirement
Condominium Associations all over Florida face the compulsory, expensive installation of sprinkler or Engineered Life Safety Systems (ELSS) in their buildings by the end of 2023. FACTSS is bringing together condo associations to fight this regulation and win back the right to choose for ourselves by joining our voices and funds together.
Let’s be clear: the Sprinkler /ELSS requirement is NOT about fire safety. It’s all about money and special interests.
When you join FACTSS, you're taking a positive step to protect your Association from unwarranted restrictions on your rights to self-determination by contributing in a meaningful way to winning back your right to choose whether to install sprinklers/ELSS or not.
You'll stay informed about the morass of costly red tape we all face, meet your peers and exchange valuable tips, and join your voice to others to help make a change
Why ELSS Is Not A Done Deal
FACTSS Is Uniting Condominium Associations Across Florida To Restore Our Self-Determination
FACTSS Is Uniting Condominium Associations Across Florida To Restore Our Self-Determination
Here’s why FACTSS believes we can overturn the mandatory ELSS requirement before the critical deadline in 2023:
- The Bill assuring our right to opt out passed the House UNANIMOUSLY in 2017, with only one dissenter in the Senate. But it was vetoed by the Governor. Now, a new Governor and new Legislature will revisit the issue.
- Over 1 million
Here’s why FACTSS believes we can overturn the mandatory ELSS requirement before the critical deadline in 2023:
- The Bill assuring our right to opt out passed the House UNANIMOUSLY in 2017, with only one dissenter in the Senate. But it was vetoed by the Governor. Now, a new Governor and new Legislature will revisit the issue.
- Over 1 million people live in the 4,337 Condos across Florida that opted out of sprinklers in 2016. We are a powerful force for change in Tallahassee.
- We have engaged Florida’s largest and most renowned Condominium law firm to engage with legislators to address the unfair imposition of unnecessary expenditures on our Residents. No-one knows more about the issues.
- The strategy of building a case and educating the members of the legislature is an important first step. We have the talking points, the right sponsors, and a statewide voice for the first time. The collective voices of the members of FACTSS are an important component in our formula for success.
- We are building a Statewide grassroots campaign and our members are reaching out to their elected representatives to let them know we will be back in Tallahassee for the 2022 Session.
However, the issue MUST be decided by May 2023. You can help achieve a positive result by joining now!
If We Win, You Could Save Over $1,000,000
FACTSS Is Uniting Condominium Associations Across Florida To Restore Our Self-Determination
If We Win, You Could Save Over $1,000,000
In 2016, over 4,300 Florida Condominium Associations, after careful consideration of their own structures – OPTED OUT of having to install sprinkler systems when they were given the choice by the Florida Legislature. But that choice was taken away when Special Interests persuaded the Governor to veto a bill guaranteeing opt-out rights.
Wh
In 2016, over 4,300 Florida Condominium Associations, after careful consideration of their own structures – OPTED OUT of having to install sprinkler systems when they were given the choice by the Florida Legislature. But that choice was taken away when Special Interests persuaded the Governor to veto a bill guaranteeing opt-out rights.
Why Associations Opted Out
There are good reasons why so many Associations chose to opt out. It's estimated that installation of sprinklers/ELSS will cost more than $1 million per high-rise condo building, and sprinklers are not necessarily a good choice for every building. This is a decision that is best made by each Association. Join us in trying to win back your right to choose.
Membership Costs and Benefits
Membership in FACTSS is annual fee of $1,500. Our mission is to educate, communicate and unite our Members in a friendly coalition where we all help each other to produce better outcomes for our Associations. It's also to invest in the marketing, legal and political help we need to overturn the ELSS requirement.
Upon joining, you'll become an automatic member of our Advisory Board. Members get to connect with their peers and share best practices, vendor recommendations, plus insights on how to address a variety of challenges - from what color to paint your building, to hurricane planning procedures, to dealing with ELSS. Members also get the inside scoop on what’s happening with legislative battles so they can make important planning decisions.