[jyl]

Hi Porchdog,

I am looking at buying a 1908 house, converted to triplex during WW2, zoned commercial, and converting it to commercial use - retail/cafe in basement and ground level, my office on second floor, third floor/attic no particular use.

My architect has worked through the city requirements for change of use permit, given intended uses and occupancy, building type, etc. For fire safety, it looks like the most sensible option will be to install sprinklers throughout. All four floors, about 3,000 sf, call it 13 rooms.

Sprinklers are not the only option, but sprinklers remove the need for a bunch of other fire safety work (rated fire separation, more egresses, etc) which have the risk of triggering a bunch of ADA work and/or energy efficiency work which is otherwise not required. Plus I think they will increase the value of the building, maybe get a better insurance rate, and allow the most flexibility for future uses (e.g. second floor retail).

My architect recommends, and I agree, that we’re not going to try to hide lines in walls and ceilings. It is going to be a commercial building, I’m fine with exposed iron/copper piping and heads if it saves money. I suspect we’ll need a tank and pump, because water flow/pressure in the neighborhood is not awesome and I’d rather not have to install a new supply line to the street. Also expect we'll need battery backup.

I am aware this isn’t a DIY job. I’m looking for ways to hold down the cost, find a good contractor, and try to bring it in for under $30K. It is in OR.