A hidden fire‑safety rule is quietly adding $1+ million to the price of many new apartment buildings.
Crazy part?
The gear it mandates has been used exactly once in a real US fire.
Let’s unpack this 👇
Crazy part?
The gear it mandates has been used exactly once in a real US fire.
Let’s unpack this 👇
What is FARS?
Imagine a gas pump on every floor.
Firefighters plug empty air tanks into the wall, refill in two minutes, and keep going.
Clever idea, until you see what it costs and how often it is actually used
Imagine a gas pump on every floor.
Firefighters plug empty air tanks into the wall, refill in two minutes, and keep going.
Clever idea, until you see what it costs and how often it is actually used
The 2021 International Fire Code says buildings need FARS if they’re:
• 5 + stories above ground
• 2 + stories below ground
• OR bigger than a 500 k sq‑ft
Cities adopted this edition in 2023‑24, so developers are just now finding out.
• 5 + stories above ground
• 2 + stories below ground
• OR bigger than a 500 k sq‑ft
Cities adopted this edition in 2023‑24, so developers are just now finding out.
Price list (per/building)
• High‑pressure compressor $100 k
• Storage tanks (cascade) $50 k
• Blast‑rated pump room $350 k
• Steel air pipes & fill panels $160 k
• Street hook‑up $30 k
Total ≈ $650k ‑ $1M per building
• High‑pressure compressor $100 k
• Storage tanks (cascade) $50 k
• Blast‑rated pump room $350 k
• Steel air pipes & fill panels $160 k
• Street hook‑up $30 k
Total ≈ $650k ‑ $1M per building
What that means for rent
A 100‑unit building eats a $700 k bill. That’s $7 k per unit
Plus $5‑10 k a year in tests and tune‑ups.
Only projects that can command higher rents will get capitalized
A 100‑unit building eats a $700 k bill. That’s $7 k per unit
Plus $5‑10 k a year in tests and tune‑ups.
Only projects that can command higher rents will get capitalized
There is a monopoly on the hardware
Johnson Controls owns the only code‑approved FARS hardware. They bought the patent in 2022.
Installers can compete on labor, but the equipment price is fixed.
Johnson Controls owns the only code‑approved FARS hardware. They bought the patent in 2022.
Installers can compete on labor, but the equipment price is fixed.
Real‑world usage
A 2023 NFPA survey of 200 fire departments found one confirmed activation: a 2021 apartment fire in Frisco, TX.
No documented life‑saves.
All other FARS activations have been drills and marketing claims.
A 2023 NFPA survey of 200 fire departments found one confirmed activation: a 2021 apartment fire in Frisco, TX.
No documented life‑saves.
All other FARS activations have been drills and marketing claims.
Fresh Dallas example
Our next project: 5 stories of apartments
Code forces FARS in 4 stairwells.
Bids came back $858 k ($215 k per stairwell) without the on‑site air‑supply gear (Dallas owns three air‑trucks already).
Our next project: 5 stories of apartments
Code forces FARS in 4 stairwells.
Bids came back $858 k ($215 k per stairwell) without the on‑site air‑supply gear (Dallas owns three air‑trucks already).
Uneven geography
• Strict states (TX, CA, CO, WA) = full system, max cost • Moderate states (AZ, MA) = street hook‑up only, cheaper
• Most others = no FARS at all Result: the priciest markets get even pricier.
• Strict states (TX, CA, CO, WA) = full system, max cost • Moderate states (AZ, MA) = street hook‑up only, cheaper
• Most others = no FARS at all Result: the priciest markets get even pricier.
A cheaper compromise
Many cities that own air‑trucks allow a hook‑up‑only system: curb‑side valve + stairwell pipes, no pump room.
Same benefit to firefighters, saves 75‑85 % of the cost.
Many cities that own air‑trucks allow a hook‑up‑only system: curb‑side valve + stairwell pipes, no pump room.
Same benefit to firefighters, saves 75‑85 % of the cost.
Why it matters
Every $1 k tacked onto a unit prices out families.
I already know three North‑Texas projects—over 1 000 workforce units—that may die because of this rule.
Every $1 k tacked onto a unit prices out families.
I already know three North‑Texas projects—over 1 000 workforce units—that may die because of this rule.
Safety is vital, but blanket rules can backfire.
Should cities insist on the $1 M/building version of FARS or adopt the cheaper hook‑up approach and keep housing costs in check?
Should cities insist on the $1 M/building version of FARS or adopt the cheaper hook‑up approach and keep housing costs in check?
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