Do you need fire sprinklers for your new custom home in Bellevue and Kirkland?

Before you budget for heated floors and Lutron shades, ask 3 questions:

1. Can a fire engine roll right up to the house?

2. Is there a decent hydrant nearby?

3. Are you building a McMansion?

If you strike out on any one of those, you’re at an NFPA-13D sprinkler system that can cost tens of thousands.

Bellevue’s criteria

Access road

IFC 503.2.1 is blunt. The access road must be 20’ wide, clear 13’ 6” overhead, and let a rig park within 150’ of every exterior wall. Blow any of those numbers and sprinklers are cheaper than tearing out concrete.

Fire hydrant distance

Bellevue’s Fire-Flow Handout F-74 tightens the national 1,000’ rule to 400’. Too far or too low on flow? Sprinkler it is.

House size

BCC 23.11.903.2.11.8 states size doesn’t matter until you top 10,000 sqft.

Kirkland’s criteria

Access road

Same as Bellevue.

Fire hydrant distance

Sprinklers are required if the hydrant is more than 600’ away according to Operating Policy 4.

House size

Operating Policy 2 specifies automatic sprinklers for houses ≥ 5,000 sqft and counts everything including garage, attic, unfinished basement. 

Timing differences

Bellevue plays coy. You’ll submit full plans, wait weeks, and then get the “please add sprinklers” note in your corrections. Kirkland? They glance at your site plan on day one and stamp “SPRINKLERS REQUIRED”.

Real-world examples

6,000 sqft custom home. Hydrant 350’ away. Road is accessible.

• Bellevue: No sprinklers

• Kirkland: Sprinklers due to size

4,900 sqft custom home. Hydrant 700’ away. Road is accessible.

• Both cities: Sprinklers due to hydrant distance

How much does it cost to add fire sprinklers?

It really depends, but likely tens of thousands of dollars. Add more if you need copper, a pump, or a tricky underground line.

Still unsure? Ask the folks with the red trucks

• Bellevue Fire Prevention — 425-452-6874

• Kirkland Fire Marshal — [email protected]