I'm not a fan of the exposed pipes/sprinklers on the ceilings of many pre-war lofts. I know the easiest option to conceal these is to drop the ceilings, but this obviously takes away a huge benefit of many lofts -- the high ceilings. Have also looked at using beams across the ceiling to enclose the pipes -- but in many cases, the sprinklers are so low that this isn't aesthetically great. Has... [more]
I'm not a fan of the exposed pipes/sprinklers on the ceilings of many pre-war lofts. I know the easiest option to conceal these is to drop the ceilings, but this obviously takes away a huge benefit of many lofts -- the high ceilings. Have also looked at using beams across the ceiling to enclose the pipes -- but in many cases, the sprinklers are so low that this isn't aesthetically great.
Has anyone tried to have these pipes/sprinklers raised upward so that the ceiling drop isn't so severe? One contractor told me this isn't hard to do, but that building specifics make it impossible to give a ballpark cost estimate. Some agents have said that this is so cost prohibitive that it's not worthwhile. Just trying to get a general sense if this is crazy to consider. Thanks a lot in advance!
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Response by greensdale
over 12 years ago
Posts: 3804
Member since: Sep 2012
Why are you buying a loft if you don't like characteristics of lofts?
This is like moving to C0lumbia C0unty but not liking to have to use an Out House to do your business.
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Response by nyloftapt
over 12 years ago
Posts: 14
Member since: Jun 2008
Um, I don’t want to debate what’s the inherent character of lofts. I appreciate that early fire codes required many commercial buildings to have sprinklers. But regardless and to the point, I’ve seen plenty of pre-war lofts without exposed pipes that have the open space and high ceilings I love.
Anyone out there that’s done work on this?
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Response by kharby2
over 12 years ago
Posts: 279
Member since: Oct 2009
Current fire codes require many buildings, commercial and residential, to install sprinkler systems. These are very common throughout the USA, not just here, because of some extremely tragic fires. I'm sitting in a 2005 residential building with sprinklers throughout. You've seen exceptions because it depends on what codes where in place when the conversion was done. Renovation could trigger a sprinkler requirement where none exist now.
Sprinkler systems are plumbed with pipes that are independent of the rest of your plumbing. That means changes can be made without affecting your ability to use water at the same time.
The question I have about your idea is whether there are specs for the distance between the sprinkler head and the floor, which might explain the drop. I don't know, I'm just asking. It seems to me if the head is too high, it wouldn't sense fire quickly enough. Perhaps there are different kinds of sprinkler heads depending on the ceiling height.
This is a quirky, specific renovation that is money you will never ever get back when you sell. And you will definitely sell some day, I promise. No one but you cares about something like this in a loft. So, it's kinda like putting 10 grand in the street and setting it on fire.
Real estate is an investment whether you like it or not.
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Response by Primer05
over 12 years ago
Posts: 2103
Member since: Jul 2009
nyloftapt,
We are working on a loft at Warren Street where we had to move the sprinkler lines to accommodate a new HVAC. It is doable but costly
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Response by nyloftapt
over 12 years ago
Posts: 14
Member since: Jun 2008
kharby2: appreciate the info and perspectives. I hadn't considered sensor height. And agree this is a pretty personal/specific reno job that others may not care about. That's why I was just trying to get a sense of cost and difficulty.
Primer05: interesting you mention the Warren St reno, since this potential one would also include installing ducting for HVAC as well. Could you give me a ballpark sense of how much (more) it cost to move pipes?
Thanks again!
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Response by estimator
over 12 years ago
Posts: 77
Member since: Nov 2011
nyloftapt
how many heads and how many lf pipe ?
could you post a picture ?
estimator
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Response by nyloftapt
over 12 years ago
Posts: 14
Member since: Jun 2008
estimator: don't have pics but probably 10 sprinkler pipes (4-5 heads each) running width-wise about 30' and dropped 3/4". There's a single thicker pipe running length-wise about 80' across the apt and dropped 1.5".
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Response by estimator
over 12 years ago
Posts: 77
Member since: Nov 2011
nyloftapt
just rough guestimate
you are looking 3-5K for drawings and DOB process
10-12K for to raise/replace 110' pipe and replace 50 heads including permits.
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Response by nyloftapt
over 12 years ago
Posts: 14
Member since: Jun 2008
estimator: thanks a lot for the post. Understand that it's a rough guess but certainly appreciated...
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Response by icu812mi
over 12 years ago
Posts: 15
Member since: Jul 2011
Primer05, the warren street project sounds interesting, are you allowed/able to give details on the work and cost?
Thanks
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Response by Primer05
over 12 years ago
Posts: 2103
Member since: Jul 2009
icu812mi,
The project was for a complete renovation so the pricing is a little different. If you need some advice feel free to email me at primerenovations@mac.com or call me at 6464363942
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Why are you buying a loft if you don't like characteristics of lofts?
This is like moving to C0lumbia C0unty but not liking to have to use an Out House to do your business.
Um, I don’t want to debate what’s the inherent character of lofts. I appreciate that early fire codes required many commercial buildings to have sprinklers. But regardless and to the point, I’ve seen plenty of pre-war lofts without exposed pipes that have the open space and high ceilings I love.
Anyone out there that’s done work on this?
Current fire codes require many buildings, commercial and residential, to install sprinkler systems. These are very common throughout the USA, not just here, because of some extremely tragic fires. I'm sitting in a 2005 residential building with sprinklers throughout. You've seen exceptions because it depends on what codes where in place when the conversion was done. Renovation could trigger a sprinkler requirement where none exist now.
Sprinkler systems are plumbed with pipes that are independent of the rest of your plumbing. That means changes can be made without affecting your ability to use water at the same time.
The question I have about your idea is whether there are specs for the distance between the sprinkler head and the floor, which might explain the drop. I don't know, I'm just asking. It seems to me if the head is too high, it wouldn't sense fire quickly enough. Perhaps there are different kinds of sprinkler heads depending on the ceiling height.
This is a quirky, specific renovation that is money you will never ever get back when you sell. And you will definitely sell some day, I promise. No one but you cares about something like this in a loft. So, it's kinda like putting 10 grand in the street and setting it on fire.
Real estate is an investment whether you like it or not.
nyloftapt,
We are working on a loft at Warren Street where we had to move the sprinkler lines to accommodate a new HVAC. It is doable but costly
kharby2: appreciate the info and perspectives. I hadn't considered sensor height. And agree this is a pretty personal/specific reno job that others may not care about. That's why I was just trying to get a sense of cost and difficulty.
Primer05: interesting you mention the Warren St reno, since this potential one would also include installing ducting for HVAC as well. Could you give me a ballpark sense of how much (more) it cost to move pipes?
Thanks again!
nyloftapt
how many heads and how many lf pipe ?
could you post a picture ?
estimator
estimator: don't have pics but probably 10 sprinkler pipes (4-5 heads each) running width-wise about 30' and dropped 3/4". There's a single thicker pipe running length-wise about 80' across the apt and dropped 1.5".
nyloftapt
just rough guestimate
you are looking 3-5K for drawings and DOB process
10-12K for to raise/replace 110' pipe and replace 50 heads including permits.
estimator: thanks a lot for the post. Understand that it's a rough guess but certainly appreciated...
Primer05, the warren street project sounds interesting, are you allowed/able to give details on the work and cost?
Thanks
icu812mi,
The project was for a complete renovation so the pricing is a little different. If you need some advice feel free to email me at primerenovations@mac.com or call me at 6464363942
Jeff