Key points:
- Why office-to-residential conversions are on the rise.
- Why major renovations aren’t grandfathered into old fire codes.
- Key fire safety considerations when changing occupancy use.
The post-pandemic rise in hybrid and work-from-home employment led many businesses to downsize their office space. As such, as of May 2025, one-third of Denver’s office space was vacant. Some properties are responding by converting large offices into small and mid-sized spaces, while others are converting to residential and mixed-use. Below are office conversion considerations pertaining to fire safety compliance and fire watch protocols.
When shifting occupancy from Group B (Business) to Group R-2 (Residential), there’s more than meets the eye. You’ll lose the status of all fire codes you’re grandfathered into and will need to meet the far more stringent fire safety and fire watch standards of residential occupancy. In most cases, you’ll need to update alarms and sprinklers throughout the building.
Key Office Conversion Considerations for Fire Safety
Below are the top 4 considerations when converting your office building into apartments. Estimate the costs of change of use beyond remodeling, as meeting minimum fire code compliance is costly.
1. Stair Conversions
With office to apartment conversions on the rise, the fire code that went into effect on January 1, 2026, permits single stair exits for up to 5 stories, or 4 stories with an occupied roof. This is a game changer for LoDo and Cap Hill conversions that previously required a secondary and space-consuming stairwell. Buildings with over a 6,000 square foot floorplate may require a second staircase. Staircase width must measure a minimum of 54 inches.
2. High-Rise Smoke Control
Although you may not need to add a staircase, you must comply with another fire code that went into effect in 2026. Buildings with occupied floors that measure greater than 75 feet must conduct a high-rise smoke control Rational Analysis.
This requires hiring a Fire Protection Engineer (FPE) to conduct a computerized smoke simulation, pressure differential, and logic map/sequence of operations. This determines what types of fans you require to effectively move smoke in the thinner air of high altitude. Cold and thin winter air also creates a “stack effect”. This is a pressure imbalance that creates an upward vacuum in stairwells and elevator shafts, making it difficult to open fire-rated doors with ease. So, your plan must keep pressure low enough that doors can be opened by a child.
3. Upgraded Fire Alarm and Fire Safety Systems
Group R-2 occupancy must upgrade to NFPA 13-compliant fire alarms and safety systems. This is costly, and in most cases, required on all floors, even floors that remain Group B. Ground floor businesses may have slightly different requirements. Administrative Modifications for ceiling sprinklers may be available in some instances, particularly in historic buildings.
Updates include:
- Fire pumps must have an increased hydraulic demand.
- Corridors must be 1-hour fire-resistant rated.
- Fire alarms must utilize Selective Signaling; in-unit, then whole-floor.
- All units must have strategically placed smoke and CO detectors.
- Each sleeping area must have a low-frequency alarm.
- If not in place, you’ll need to install compliant ceiling sprinklers.
- Mount compliant fire extinguishers and emergency lighting/signage.
- Install Emergency Responder Radio Coverage (DAS) in brick and concrete buildings.
- Complete building-specific safety and residential-compliant upgrades.
Read More:
- When to Hire Fire Watch Services For Your Colorado Property
- Pros and Cons of Dispatching Internal Fire Watch Personnel to Denver Apartments
- Burst Pipes: The Top Cause of Winter Fire Watch in Denver
- Emergency Fire Watch in Downtown Denver
4. Expanded Fire Watch Responsibilities
Residential fire watch overlaps with commercial fire watch but varies in a few ways. For utmost safety, consult a third party when designing your Emergency Response Protocols. When water is out, fire alarms or sprinklers are down, or fire watch is required, the guidelines below are your minimum compliance requirements.
Office conversion fire safety entails:
- Notifying the DFD anytime your system is down, even if it’s for less than 4 hours.
- Compliant monitoring must begin immediately for water outages, and at 4 hours for other repairs and maintenance.
- Obtaining a Firewatch Permit after 10 hours of outage or immediately during water line disruptions.
- Patrolling every 15 minutes, which may require additional fire watchers.
- Dispatching a minimum of 1 person per 10 floors.
- Immediately notifying residents when fire alarm systems are down.
- Completing building-specific monitoring including stairwells, basements, trash chutes, and more.
Fire Watch During Office Conversions
Whether your building is empty or partially occupied, you’ll need to dispatch certified fire watchers at different stages of renovation. Scout Security has you covered with both pre-scheduled and last-minute fire monitoring.
