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    It's Never Too Early to Start A Major Project - Frank Fortino

    When the DOB announced the deadline of 2020 for compliance with the new sprinkler requirements for high rise buildings, many developers and property owners breathed a sigh of relief. With a timeline of nearly a decade, the urgency of the upgrade seemed important but not urgent.

    Fact is, we’re moving quickly through 2010, and this work must actually be completely by January 1, 2019 to allow for inspections and sign off. Before you knew it, the timeline just shrank down to 8.5 years.

    The DOB’s timeline considers the scope and the complexity of the sprinkler upgrades. Buildings that rise higher than 100 feet – or ten stories, must be fully sprinklered. For existing buildings this means standpipe risers, gravity tanks, booster pumps… any number of complications and moving parts. Complex design considerations lurk around every corner – water tanks may require larger capacity than currently available. The building’s structure may need modification. The installation may fall into tenant space, causing unavoidable disruptions to their workplace.

    The timeline considers that building owners will likely have occupied space, leading to complex relationships with their tenants. Construction within tenant space means consideration for the safety of workers, of expensive computer systems and finished space. The work will require complicated insurance policies to protect physical property but also the potential need to compensate tenants for disruptions that impact their businesses. There’s always the chance of litigation.

    Balancing multiple stakeholders and complex issues of safety, design, function and finance will take a thick skin, and smart planning. Considering this, it makes sense to start the preliminary work now, to get a handle on the possible issues and disruptions ahead. For larger properties these installations may take years, and each hiccup could potentially add a delay of a year or two. In a heartbeat, the ten years suddenly feels like five.

    At the deadline, The City may or may not be lenient. They may give extra time, they may trigger ongoing fines and violations that last for years. By 2020, we may have a completely different DOB with new political leaders and different agendas. The City may be thriving, or wallowing in an extended financial slowdown.

    Uncertainty and large projects go hand in hand. Deadlines come and go. The wise always start early, avoiding the hysteria. This deadline is coming sooner than we all think.

    Frank Fortino

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