ISO, an independent statistical, rating, and advisory organization that serves the property/casualty insurance industry and the leading supplier of underwriting information, advisory loss costs, supplementary rating information, and standardized policy information language to insurers in all fifty states and the District of Columbia offers the following advisory on its ISO Fact Sheet on how residential sprinklers are reflected in its residential property programs.
Premium discounts
The standard ISO Dwelling Fire and Homeowners Programs contain available premium credits for installation of fire sprinkler protection up to a maximum of:
- 13% for full sprinkler protection that includes all areas of a home, including attics, bathrooms, closets, and attached structures;
- 8% for fire sprinkler protection of all areas of a home excluding the attic, bathrooms, closets, and attached structures as long as fire detection equipment is installed in those areas where sprinklers are omitted;
Individual insurer programs may provide different credits.
(The cost assessment report found insurance discounts ranging from 5% to 12%, with an average of 7%.)
Sprinkler leakage coverage
The presence of a residential sprinkler system may raise concern about the risk of accidental water leakage from the system. ISO’s standard Homeowners policy forms provide coverage for "…accidental discharge or overflow of water…from within a…fire protective sprinkler system…". This coverage is included in the basic policy. There is no extra charge for this coverage. Also, coverage is provided for water damage related to the suppression or extinguishment of a covered fire.
Individual insurer programs may provide variations to this coverage.
Building Code Effectiveness Grading Schedule (BCGES©)
The ISO Building Code Effectiveness Grading Schedule (BCEGS®) is used to review public building code enforcement agencies and to develop a classification that is provided as advisory information to insurers who may use it for insurance underwriting and rating.
POSSIBLE IMPACT OF AMMENDING THE SPRINKLER REQUIREMENT FROM THE CODE
If the requirement for automatic fire sprinkler protection of residential dwellings was removed by legislation or local ordinance, BCEGS would not provide full recognition for adoption of code without amendments. A building code enforcement agency that adopted a code with amendments that weaken hazard mitigation issues, as defined in the model codes and referenced standards, would not receive maximum recognition for code adoption. This statement is vitally important to the debate over one- in two family dwelling fire sprinklers.
The National Flood Insurance Program's (NFIP) Community Rating System (CRS) is a voluntary incentive program that recognizes and encourages community floodplain management activities that exceed the minimum NFIP requirements. FEMA and the insurance industry look for uniformity in code adoption because the code development process takes into account the total effect of all relevant factors. Amendments to the code affect the structural integrity of the entire code document. In this case, the penalty can have devastating effects.
The table below shows the credit points earned, classification awarded, and premium reductions given for communities in the NFIP CRS. As you will note, every change in Community Classification results in a 5% change in flood insurance premium.
|
Credit Points |
Class |
Premium Reduction |
|
|
|
|
4,500+ |
1 |
45% |
|
|
|
4,000 – 4,499 |
2 |
40% |
|
|
|
3,500 – 3,999 |
3 |
35% |
|
|
|
3,000 – 3,499 |
4 |
30% |
|
|
|
2,500 – 2,999 |
5 |
25% |
|
|
|
2,000 – 2,499 |
6 |
20% |
|
|
|
1,500 – 1,999 |
7 |
15% |
|
|
|
1,000 – 1,499 |
8 |
10% |
|
|
|
500 – 999 |
9 |
5% |
|
|
|
0 – 499 |
10 |
0 |
|
|
|
|
|
|
|
|
|
|
|
The following is from the FEMA/NFIP classification system manual:
b. Class 7 Prerequisite:
In addition to having sufficient points, in order to be a Class 7 or better, a community must have received a classification of 6/6 or better under the Building Code Effectiveness Grading Schedule (BCEGS). Both BCEGS classifications (residential/personal and commercial) must be a class 6 or better (emphasis added).
c. Class 4 Prerequisite: In order to be a Class 4 or better, a community MUST:
• Have received a classification of 5/5 or better under the BCEGS
The BCEGS penalty, although small (about 4%), can mean the difference between one class and the next-better class. The CRS Eligible Communities table contains the rating ofeach of the eligible communities. Numerous communities have received a 5 or 6 rating. The economic impact on these communities is greater, should their rating class change. A higher BCEGS rating will reduce the amount of hazard mitigation funding available. The communities, the fire departments, and the insurance-buying homeowners have potentially millions of dollars riding on this decision.
This important information is vital when considering amending the home fire sprinkler requirement from the code and needs to be communicated to policy makers so that they can make an educated decision.
A special thanks to David Bruell of the Washington Surverying and Rating Bureau (WSRB) for his contribution to the information in this blog.
Maria Figueroa