Guide to Managing Incomplete Work on Life Safety Equipment

Condominiums , Real Estate

Incomplete work on life safety equipment poses serious risks for condominium owners’ associations (COA), ranging from resident safety concerns to legal liability and insurance exposure. These systems, such as residential fire sprinklers and smoke detectors, are designed to protect life and property during emergencies, especially power outages, fires, and natural disasters. When they function properly, they can mean the difference between a controlled evacuation and a fatal incident.

Why Life Safety Equipment Compliance Matters in Condos

Condominium associations are ethically and legally responsible for maintaining life safety equipment. These requirements include systems like emergency lighting, fire alarms, sprinklers for fire, CO ₂ detectors, fire extinguishers, and standpipes. Compliance is more than a best practice — it’s a legal obligation with serious consequences when neglected. Consequences of poorly maintaining life safety equipment include:

Resident injury: The most severe consequence is the potential for injury or loss of life during emergencies. If a faulty fire alarm fails to sound or sprinklers don’t activate, residents may be unable to safely evacuate.
Legal liability: If someone is injured or property is damaged, the COA may be held liable for negligence. Courts will look at whether the association met its duty to maintain the premises in a reasonably safe condition.
Code violations: Local building and fire departments do routine inspections to ensure life safety systems are maintained and tested according to code. If these buildings fail the tests, they may be cited or penalized.
Higher insurance premiums: Many insurance policies require properly maintained and inspected life safety equipment to avoid insurance loss, fines, or substantial premium increases.

Common Causes of Incomplete Life Safety Work in Condominiums

Whether it’s unfinished sprinkler repairs, broken fire alarm upgrades, or missing inspection certifications, delays can create safety hazards, code violations, and legal exposure. Using vendors that lack experience with high-density residential buildings or misunderstand specific testing and permitting requirements is a common cause of incomplete life safety work. Boards under financial pressure may also approve only partial fixes or specific contractors or delay management until more funds are available.

This lack of oversight causes important steps to fall through the cracks. Many life safety inspectors or installations need access to individual units. If residents are unavailable or unwilling to provide access, contractors can leave the job unfinished or delay completion.

Legal Responsibilities for COAs and Unit Owners

Maintaining life safety systems in condominiums is a shared responsibility. The National Fire Protection Association sets these standards alongside local and state governments. While the COA handles common-area systems, unit owners also play a critical role. Both parties must act proactively to reduce risk and maintain compliance.

COA Responsibilities

The COA, through its board of directors or property manager, is responsible for life safety systems that serve common areas or the building as a whole. Legally, COAs are required to:

Maintain and test faulty fire alarm systems, sprinkler systems, emergency lighting, fire pumps, smoke detectors in common areas, and fire doors.
Schedule and complete inspections as required by local codes — this may be annually, quarterly, or in five-year testing.
Ensure contractors are licensed, permitted, and insured.
Document and retain records of maintenance, tests, and permits.
Provide notices to residents before testing or system shutdowns.
Enforce unit access rules when in-unit work is required according to bylaws or local ordinances.

Condo Unit Owner Responsibilities

Likewise, condo unit owners must comply with safety-related rules by supporting the COA’s compliance efforts. They can do this by:

Granting access to units when required for inspections, repairs to a CO2 gas detector, or upgrades to life safety systems.
Avoiding modifications that interfere with safety systems.
Following fire safety rules, including prohibitions on smoking and the use of prohibited appliances.

Steps to Take When Life Safety Work Is Incomplete

In Massachusetts, life safety compliance in condos is regulated by state and local fire codes, building codes, and city ordinances. To protect residents and minimize legal consequences, COAs must take immediate, documented action when life safety work is found to be incomplete:

Confirm the scope and work status, contractor agreements, and any permit documentation.
Review legal obligations under MA law, including M.G.L Chapter 183A , 527 CMR for MA Fire Code , 780 CMR for the MA state building codes , and local enforcement by the building department and fire prevention bureau.
If you find that the work wasn’t completed as agreed upon, notify the contractor in writing and request a corrective plan. If the life safety equipment itself failed, notify both the contractor and the vendor that supplied the equipment.
Don’t wait for a violation notice — engage local authorities proactively. Contact the local fire department or fire prevention office to explain the situation and ask for an extension or temporary compliance measure.
Keep unit owners informed of incomplete safety work by sending notices and providing updates in written communications.

Frequently Asked Questions

Incomplete work on life safety equipment is one of the most common high-risk issues facing COAs. These are answers to common questions about life safety equipment delays:

Who Is Responsible for Life Safety Equipment in My Condo?

Life safety equipment maintenance and installation are the responsibility of the COA, building management, and individual owners.

What Should I Do if Work Is Delayed?

The two key elements of life safety equipment delays are documenting everything and prioritizing safety. Be extra cautious if building life safety equipment isn’t working, and follow evacuation plans if you suspect a fire or other safety concerns.

How Can I Prove Compliance?

The COA and unit owners can demonstrate compliance by keeping records that show the location of life safety equipment and documents that show fire safety training sessions conducted for residents and staff.

What Are Some Out-of-Court Solutions for Risk Management?

Condo boards and managers can take proactive steps to avoid legal and financial exposure by:

Tracking inspection schedules to stay ahead of deadlines.
Hiring licensed contractors who are familiar with condo codes and permitting.
Documenting all inspection reports, work orders, and correspondence with vendors and inspectors.
Communicating with residents, letting them know when systems will be offline for maintenance.
Engaging legal counsel early, if work is delayed or disputed, to resolve the issue before litigation becomes necessary.

Why Trust Us

At Calabrese Law Associates, we have extensive experience representing COAs and condo owners. Our team of legal professionals is well-equipped to handle internal disputes, take legal action, and negotiate resolution terms. You can trust our comprehensive condo law knowledge , from insurance claim appeals to restoration issues to construction disputes.

Get Expert Legal Guidance for Your Condo’s Life Safety Needs

Legal counsel helps COAs protect their interests by reviewing vendor contracts, ensuring compliance with MA fire and building codes, and guiding the board through enforcement actions or disputes. Attorneys can negotiate with contractors, respond to code violations, and reduce liability exposure. They also help the board fulfill its fiduciary duties by offering clear, risk-informed guidance when safety work is delayed, deficient, or incomplete.

Partner with Calabrese Law Associates for comprehensive condo law attorneys in Boston and Burlington, Massachusetts. Our attorneys stay up to date on new developments, are highly responsive, and help you resolve your disputes so your COA can meet regulatory requirements quickly and effectively. Contact us today for more information.

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