Temporary vs. Permanent Fire Watch

What Landlords Must Know

Choosing between temporary and permanent fire watch in NYC isn’t about convenience. It’s about avoiding six-figure fines and keeping tenants alive. Get this wrong, and you could be paying guards for years when you only needed them for weeks. Let’s break down when each applies, because FDNY doesn’t accept “I didn’t know” as an excuse.

The 5 Second Rule That Decides Your Fate

FDNY’s trigger is simple: Is your fire protection system fully operational right now?
• Temporary: Sprinklers down for repairs? Alarm upgrade in progress? That’s temporary (24/7 guards until fixed)
• Permanent: Building never had sprinklers to begin with? That’s permanent (guards forever or until you install systems)
Pro tip: “Temporary” becomes “permanent” if repairs drag past 90 days without FDNY extensions.

Cost Differences That’ll Shock You

Let’s talk real numbers:
• Temporary (30-day example): $8,400 total (2 guards @ $28/hr in shifts)
• Permanent (1 year): $403,200 (same guards, 24/365)
• FDNY fines for wrong classification: $25,000 first offense
See why getting this right matters? That “small” sprinkler valve repair could bankrupt you if coded incorrectly.

FDNY’s Classification Rules (2024 Update)

New Bulletin 2024-003 changed the game:
1. Temporary now requires written repair timelines from licensed contractors
2. Permanent status buildings must file annual compliance plans showing progress toward system installation
3. Mixed-use buildings get classified by most hazardous occupancy (restaurant below offices? You’re permanent)
Bonus headache: “Temporary” guards need different training certs than “permanent” ones. Yes, really.

The East Village Bakery That Paid Double

Here’s a cautionary tale. A 1920s bakery added upstairs offices. Their contractor said “partial sprinklers are fine.” FDNY said “permanent fire watch.” Owner argued for temporary status during upgrades. Two problems: 1) No filed plans with DOB, 2) No licensed contractor timeline. Result? 14 months of guards at $1,100/day while fighting violations. Total cost: $462,000. Could’ve been $58,000 for proper temporary classification.

How We Save Clients 60% on Watch Costs

Fire Watch Guards does what most companies won’t: We audit your actual FDNY status before quoting. Our process:
1. Pull your building’s violation history (for free)
2. Verify contractor licenses and repair scopes
3. File all FDNY paperwork with correct classifications
Last year, we saved a Tribeca landlord $291,600 by proving their “permanent” status should’ve been temporary. That’s not service. That’s salvation.

Don’t guess with your wallet.
Get your free classification analysis before ordering unnecessary guards.