NFPA 13 vs NFPA 13R vs NFPA 13D: Which Fire Sprinkler System Do You Need?
NFPA 13 vs NFPA 13R vs NFPA 13D: Which Fire Sprinkler System Do You Need?
When planning a new construction project or renovating an existing building in New Jersey, one of the most common—and critical—questions is: Which fire sprinkler system is required?
The answer typically comes down to understanding the differences between NFPA 13, NFPA 13R, and NFPA 13D, and how they apply under the New Jersey Uniform Construction Code (NJAC 5:23).
Below, More Group Fire Protection breaks down each system, when it applies, and how to determine which one your project needs.
What Is NFPA 13?
NFPA 13 is the most comprehensive fire sprinkler standard and is typically required for commercial buildings and larger residential occupancies.
Common Applications:
Commercial buildings
Warehouses
Industrial facilities
Mixed-use buildings
Apartment buildings over 4 stories
High-hazard occupancies
Key Characteristics:
Designed for life safety and property protection
Requires sprinklers in nearly all areas, including storage rooms and mechanical spaces
Larger water supply demands
Most stringent inspection and testing requirements
In New Jersey:
NFPA 13 is commonly required for commercial properties and larger residential projects throughout Northern New Jersey, including Bergen, Essex, Hudson, Morris, and Union Counties.
What Is NFPA 13R?
NFPA 13R is intended for low-rise residential buildings and provides life safety protection while allowing some design flexibility.
Common Applications:
Residential buildings up to 4 stories
Apartment buildings
Condominiums
Certain mixed-use buildings with residential occupancies
Key Characteristics:
Focused on life safety, not full property protection
Allows omission of sprinklers in certain concealed or low-risk spaces
Lower installation cost compared to NFPA 13
Still requires coordination with local AHJs
In New Jersey:
NFPA 13R is frequently approved for mid-rise residential developments, but acceptance depends on building configuration, height, and local fire official interpretation.
What Is NFPA 13D?
NFPA 13D is designed for one- and two-family residential dwellings and townhouses.
Common Applications:
Single-family homes
Two-family homes
Townhouses (when permitted by code)
Key Characteristics:
Primary goal is occupant life safety
Simpler system design
Can often be supplied by domestic water service
Lowest installation and maintenance cost
In New Jersey:
NFPA 13D is typically used for residential homes, subject to municipal requirements and project scope.
Key Differences at a Glance
FeatureNFPA 13NFPA 13RNFPA 13DBuilding TypeCommercial / Large ResidentialLow-Rise ResidentialOne- & Two-Family HomesStories AllowedNo limitUp to 4LimitedProperty ProtectionYesLimitedNoCostHighestModerateLowestWater DemandHighModerateLow
Which Fire Sprinkler System Does Your NJ Project Need?
The correct system depends on several factors, including:
Occupancy classification
Number of stories
Building height and area
Construction type
Change of use or renovation scope
Local AHJ interpretation
In many cases, the final determination is made by the local building department or fire official, which is why working with an experienced New Jersey fire sprinkler contractor is essential.
Why Choose More Group Fire Protection?
More Group Fire Protection is a licensed and insured fire sprinkler contractor serving Northern New Jersey, including Bergen, Essex, Hudson, Morris, Passaic, Union, Somerset, Sussex, and Warren Counties.
We:
Evaluate which NFPA standard applies to your project
Coordinate with architects, engineers, and code officials
Prepare permit-ready shop drawings
Install, modify, inspect, and maintain compliant fire sprinkler systems
Need Help Determining the Right Fire Sprinkler System?
If you’re planning a new construction project, tenant fit-out, or building renovation in Northern New Jersey, More Group Fire Protection can help you determine whether NFPA 13, 13R, or 13D applies to your building.
Contact us today to schedule a consultation or request a fire sprinkler proposal.
