Insights Category: Code Updates

One year after the Gabriel House fire, Massachusetts has finalized comprehensive assisted living safety reforms designed to strengthen resident protections across the Commonwealth. The new regulations, which include updates to 651 CMR 12.00, introduce enhanced fire safety measures, expanded emergency preparedness requirements, increased expectations for staff training, and greater accountability for assisted living operators. These changes reflect a continued focus on improving resident safety and reducing the risk of similar tragedies in the future.

Understanding the New Requirements

The finalized regulations place a greater emphasis on emergency readiness at assisted living residences. While fire protection systems remain an important component of resident safety, the new requirements recognize that emergency preparedness also depends on staff training, emergency planning, resident support, and operational procedures. Collectively, these measures are intended to improve how facilities prepare for, respond to, and recover from emergency events.

The reforms also increase transparency and accountability by establishing clearer expectations for operators and strengthening requirements intended to support residents, families, and regulatory oversight. These changes reflect a broader commitment to ensuring that safety planning extends beyond compliance and considers the unique needs of assisted living populations.

Why Early Evaluation Matters

For owners and operators of assisted living residences, understanding how the revised regulations apply to existing facilities will be an important part of maintaining compliance and supporting resident safety. Evaluating emergency preparedness procedures, staff training programs, and fire and life safety features early can help identify gaps and establish a clear path toward implementation.

As regulatory requirements continue to evolve, successful implementation often requires coordination among facility operators, regulatory agencies, and authorities having jurisdiction. This collaborative approach helps ensure that safety measures are aligned with both the intent of the regulations and the practical realities of facility operations. Consistent with the goals of the reforms, public safety remains the primary driver behind these requirements and the decisions that support them.

How Code Red Consultants Can Help

Code Red Consultants works with owners, operators, and authorities having jurisdiction to navigate evolving fire and life safety requirements for assisted living residences. Guided by a public safety-first approach, our team helps evaluate regulatory changes, identify compliance considerations, and support practical solutions that protect residents while aligning with operational needs. Through informed guidance and a commitment to meaningful outcomes, we help clients strengthen emergency preparedness, support long-term compliance, and create safer assisted living environments.

Want to check out the other post in the series? Click here to read Part 1 and here to read Part 2.

Energy Storage System (ESS) technologies are constantly evolving, and it is expected that the codes and standards governing these systems will continue to change as regulations work to keep pace with technological advancements. The 2026 edition of NFPA 855, Standard for the Installation of Stationary Energy Storage Systems, continues the reorganization effort that started with the 2023 edition along with the introduction of several new sections, and section updates to best address safety concerns.

First, the standard expands the list of ESS technologies that are covered under NFPA 855 in Chapter 1, adding battery types such as Zinc-based, Iron-air/aqueous, Sodium-ion, and Nickel-hydrogen, as well as different types of capacitors. Alongside restructuring the standard, the new edition also expands on both Chapter 4, General, and Chapter 9, Electrochemical Energy Storage Systems, to help provide further guidance on the installation and design of ESS, with an emphasis on electrochemical systems.

Key Changes Affecting ESS Design and Installation

Some high-level changes to the 2026 NFPA 855 that are expected to impact the design and installation of battery ESS include:

  • A requirement for all indoor and outdoor ESS installations of the standard, to be provided with a Hazard Mitigation Analysis (HMA).
  • An expansion of the requirements for Emergency Planning and Training. Separate documents are now required for first responders in the form of an Emergency Response Plan (ERP) and for ESS personnel in the form of an Emergency Operations Plan (EOP) to provide the most suitable information for each audience.
  • Requirements for the ESS Owner/Operator to provide fire department training beyond the initial training before the ESS arrives on site, to now include fire department training on an annual basis.
  • In addition to the UL 9540A testing, the 2026 edition now requires a large-scale fire test in which vented gas must be ignited so that the explosion and fire propagation hazards associated with each design can be adequately evaluated.
  • ESS-based electrochemical technologies prone to thermal runaway must be equipped with Thermal Runaway Propagation Prevention (TRPP) Protection Systems. The new section provides requirements beyond being listed for UL 9540, such that TRPP systems need to meet additional system and testing requirements.
  • ESSs for which an explosion hazard has been identified during normal operation or a thermal event now require a more detailed deflagration analysis with regards to partial volume deflagration and system design. Additionally, these ESS must also be provided with a Combustible Concentration Reduction System (CCRS) in accordance with NFPA 69.

Early Coordination & How Code Red Consultants Can Help

As is the case with any rapidly evolving technology, early coordination is an important component of successful ESS projects. Collaboration with local AHJs supports compliance and approvals while also helping first responders understand the unique hazards associated with ESS installations and prepare for potential emergency events.

Code Red Consultants partners with owners, developers, designers, utilities, and AHJs to navigate the evolving requirements associated with energy storage systems. Our team helps evaluate code and fire protection requirements, identify compliance challenges early, and support practical solutions that align with project goals, safety objectives, and regulatory expectations. Through technical expertise, responsive support, and experience across a wide range of ESS technologies and jurisdictions, we help project teams manage risk and move projects forward confidently from planning through implementation.

The Maryland Department of Housing and Community Development (DHCD) has introduced a new requirement that affects future Low Income Housing Tax Credits (LIHTC) projects, effective with the 2026 Qualified Allocation Plan (QAP) release on April 8, 2026. Under the current plan, affordable housing developments pursuing LIHTC in Maryland are required to engage a third‑party accessibility consultant to support compliance throughout the project lifecycle.

What Changed

The 2026 QAP includes a new provision requiring project teams to retain a third‑party accessibility consultant to assist with verification of compliance. The consultant’s role typically includes design review, construction-phase coordination, and documentation confirming compliance prior to project completion. The new requirement reflects a broader trend toward earlier and more formalized accessibility coordination within housing programs.

Key Dates and Milestones

  • Draft 2026 QAP Released: Early 2026
  • Potential Requirement Start: 2026 LIHTC application cycle
  • Final Adoption: April 8, 2026

For additional details regarding these requirements, please refer to the following Maryland DHCD resources:

How Code Red Consultants Can Help

Code Red Consultants works with project teams to evaluate accessibility requirements, coordinate compliance strategies across applicable standards, and support design and construction review processes. We help teams navigate complex regulatory conditions and align accessibility considerations with broader code and life safety requirements.

On April 24, 2026, the Massachusetts Department of Fire Services and Board of Fire Prevention Regulations (BFPR) published and promulgated a new edition of 527 CMR 12.00, the Massachusetts Electric Code. 527 CMR 12.00 is an amended version of the 2026 Edition of the National Electric Code (NEC), produced and published by the NFPA as NFPA 70. Note that the applicable Massachusetts Electrical Code vests with the application date of the electrical install permit, rather than the date a building code permit may have been applied for.

The 2026 Edition of NFPA 70 isn’t just a routine update – it is a comprehensive modernization of the code designed to keep pace with a rapidly shifting energy landscape. As our world becomes more interconnected, the NEC has undergone a significant structural shift to better integrate data, power, and high-voltage systems.

Key highlights of the 2026 NFPA 70 revisions:

• Enhanced Transparency: Arc-flash labeling is no longer restricted by the 1000-amp threshold. Now, more equipment than ever requires clear labeling, including the specific date of the safety assessment.

• Limited Energy Systems Definition: Article 100 introduces a formal definition for “Limited Energy Cable” to replace outdated terminology and better cover modern low-voltage systems.

• Streamlined Integration: In a major move for usability, the code has moved many communication systems out of Chapter 8 and into Chapters 1–7, reflecting how data and power now function as one.

• Safety in the Green Sector: From updated load calculations for EV infrastructure to stricter installation rules for Energy Storage Systems (ESS), the 2026 edition provides a safer roadmap for renewable energy.

• GFCI Expansion: Ground-Fault Circuit Interrupters (GFCIs) are required in more non-dwelling areas, with new Class C, D, and E definitions for special applications.

• Working Space and Egress: New requirements clarify working space around equipment, including a 24-inch mandated egress path.

Detailed coordination with the design team’s engineer of record is recommended if an electrical permit was not applied for prior to the adoption of this new code.

For more information on detailed changes, refer to the following NFPA summaries.

https://www.nfpa.org/news-blogs-and-articles/blogs/2026/01/29/2026-nec-key-changes

http://nfpa.org/education-and-research/electrical/reorganization-of-the-national-electrical-code

A research study prepared by Code Red Consultants and sponsored by the NFPA Research Foundation explores the complexities of emergency egress and fire department response in rail tunnels. The study examines how changes to exit distance and walkway width criteria affect occupant evacuation and emergency response. Annex J of the 2026 edition of NFPA 130 references this report and recognizes the possibility of future code changes stemming from its findings. 

One of the study’s key findings is that wider walkways and shorter travel distances alone will not significantly improve evacuation outcomes without a coordinated ventilation strategy. An effective ventilation system is essential to prevent passengers and first responders from being exposed to high temperatures, smoke, and toxic gases.   

The research identified a critical regulatory gap: the absence of enforceable inspection, testing, and maintenance (ITM) requirements for tunnel ventilation systems once installed. These systems may be relied upon in an emergency, but may go untested for long durations. Proper ITM is critical to ensure they will perform as intended during a fire event.  

Based on these findings, future editions of NFPA 130 could be expected to include new provisions that emphasize the long-term performance and reliability of tunnel life safety systems. Transit agencies overseeing aging infrastructure may choose to proactively investigate the condition and functionality of tunnel ventilation equipment, control sequences, and integrated performance. Waiting for future code updates may leave systems unverified and vulnerable when relied upon in an emergency without an ITM plan. 

This study lays the foundation for continued dialogue among code bodies, transit agencies, and emergency responders. Code Red Consultants remains committed to advancing tunnel safety by addressing the research gaps identified in the study and by engaging directly with fire departments to improve emergency response and overall system performance.  

The full report can be downloaded through the NFPA Research Foundation here. 

HOW CODE RED CONSULTANTS CAN HELP
Code Red Consultants works with transit agencies and project teams to evaluate tunnel ventilation systems, emergency egress strategies, and overall life safety performance. Our approach focuses on identifying gaps, reviewing system operation, and coordinating with fire departments to strengthen emergency response readiness.

Washington, DC, has taken a significant step toward modernizing its construction code framework by designating the DC Department of Buildings (DOB) as the lead agency for code development. This change shifts responsibility from the Construction Codes Coordinating Board (CCCB) to DOB, streamlining the adoption process and reducing longstanding delays. The transition also coincides with efforts to update construction codes that have lagged behind current national model standards, creating challenges for project teams navigating outdated requirements.

Why This Change Matters 

Many jurisdictions are moving toward more direct alignment with national model code adoption cycles to keep pace with evolving building technologies, safety standards, and performance expectations. In DC, continued development activity, adaptive reuse projects, and housing initiatives have highlighted the need for a more predictable and timely code update process. 

Under the previous framework, code updates often took years to advance from national publication to local adoption. Consolidating authority within DOB is intended to provide clearer leadership, faster updates, and improved coordination across agencies. 

Key Takeaways

  • DOB is now the lead agency for DC construction code development 
  • The District plans to align more closely with the national model code cycles 
  • The 2027 DC Construction Codes are targeted to reflect the latest model codes 
  • Future updates are expected to follow a more predictable schedule 
  • The change supports broader District goals, including development, adaptive reuse, and housing production 

Implications for Project Teams 

For owners, developers, and design teams, this shift signals a move toward a more current and consistent regulatory environment. As DOB advances the 2027 DC Construction Codes, project teams should anticipate updates that more closely mirror national standards, potentially affecting design strategies, permitting timelines, and compliance documentation, particularly for projects in early planning or design. 

Need Help Navigating Code Changes and Approvals? 

Code Red Consultants is here to help. Our team of more than 60 engineers brings extensive experience guiding designers, owners, and developers through complex code changes. Please reach out to learn how we can support your project.  

Two upcoming Massachusetts code updates could affect project planning and permitting timelines in 2026. Project teams should stay informed of publication dates and hearings to plan accordingly.

Electrical Code Update – 527 CMR 12.00 

The next edition of the Massachusetts Electrical Code could be published as soon as April 2026. The update is expected to adopt the 2026 Edition of NFPA 70 (National Electrical Code) with Massachusetts amendments. 

Current Status: 

  • A public hearing is scheduled for March 30, 2026 
  • Draft amendments are currently available for review 
  • The applicable electrical code vests at the electrical permit application date, not the building permit application date 

This vesting distinction is especially important for projects approaching electrical permit filing as the new edition approaches publication. 

Fire Code Update – 527 CMR 1.00 

The next edition of the Massachusetts Fire Code could be published as soon as summer 2026 and is anticipated to adopt the 2024 Edition of NFPA 1 with Massachusetts amendments. 

Current status: 

  • Draft amendments have not yet been published 
  • The amendment package is scheduled for review and vote at the April 2, 2026 BFPR meeting 
  • A public hearing will follow, though a date has not yet been set 

Why This Matters 

With both updates expected in 2026, teams should monitor upcoming hearings and amendment releases, particularly for projects that may span the transition period. Early awareness of vesting rules, permit timing, and potential amendment impacts can help reduce permitting risk and avoid late-stage design changes. 

We will continue to monitor both code development processes and share updates as additional information becomes available. If you have questions about how these updates may affect current or upcoming projects, feel free to reach out. 

Pennsylvania adopted a new version of the International Building Code (and other associated I-Codes) effective January 1, 2026. Now that the new code is officially in effect, here are the key dates to be aware of for the 6-month concurrency period:

Effective Date: January 1, 2026

  • Permits submitted on or after January 1, 2026, must comply with the state-amended 2021 edition of the International Building Code (IBC).
  • 6-Month Concurrency Period: If a design or construction contract was signed before January 1, 2026, applicants may submit for a permit under the 2018 IBC until July 1, 2026.
  • After July 1, 2026: All permit applications must comply with the 2021 IBC, regardless of contract date.

Accessibility provisions will continue referencing:

  • The 2018 International Building Code (Chapter 11)
  • The 2009 edition of ANSI A117.1

This exception remains in place based on a prior Pennsylvania Commonwealth Court ruling.

The City of Philadelphia has followed the state in adopting the 2021 I-Codes. Per a code bulletin dated October 20, 2025, the City of Philadelphia will transition to the 2021 IBC on July 1, 2026.

  • Before July 1, 2026: Permit applications may be reviewed under either the 2018 or 2021 IBC.
  • On or after July 1, 2026: All applications must comply with the 2021 IBC.

Additional information from the City of Philadelphia is available here:
https://www.phila.gov/media/20251021080549/B-2501-Implementation-of-2021-International-Codes.pdf

The Rhode Island Building Code Commission is adopting a new set of codes effective December 1, 2025. These will include:

  • RI Building, Plumbing, Mechanical, and Fuel and Gas Codes based on the 2021 I-Codes;
  • RI Electrical Code based on the 2023 National Electrical Code; and
  • RI Energy Conservation Code based on the 2024 International Energy Conservation Code.

The Joint Committee on the Rehabilitation Building and Fire Code for Existing Buildings and Structures is adopting a new Rehabilitation Code, which will take effect on December 1, 2025. The Rhode Island Rehabilitation Code will now integrate the 2021 International Existing Building Code (IEBC) and Chapter 43 of the Rhode Island Life Safety Code (RILSC), 2021 edition. The adoption of an updated Rhode Island Fire Safety Code has not yet been scheduled. However, on October 28, 2025, the Rehabilitation Code Board issued a blanket variance permitting the use of Chapter 43 of the RILSC, 2021 edition, including all cited references to the RILSC, to coincide with the adoption date of the Rehabilitation Code.

If you are working on a project that requires a permit during this transition period, check in early with your local building official to ensure a smooth process. Under RI General Law §23-27.3-114.3.1, there is a three-month concurrency period specific to the building code for new buildings and structures, allowing projects to continue designing to the current code until March 1, 2026, if:

  • The local building official grants approval, and
  • Plans and/or specs are provided upon request (even if not final).

If you have any questions regarding this code adoption or the information provided in this post, please do not hesitate to contact our team.

Starting January 1, 2026, the California Fire Code will require owners of existing lithium-ion battery energy storage systems (ESS) over 20 kWh to submit a hazard mitigation analysis (HMA) to the fire code official. Among the items included in the HMA, the analysis must evaluate the ability of the installed protection system to provide early detection and notification of a thermal runaway event. Where risks requiring mitigation are identified, a corrective action plan with a timetable for implementation will need to be included with the HMA submission.

Building owners should take a proactive approach to this new requirement to determine if their existing ESS installations will require a corrective action plan and how the implementation timetable could potentially impact their operations.

Not sure if your building’s lithium-ion battery energy storage system requires an HMA, what the process entails, or if your system is posing hazards requiring system improvements?  Please give us a call, and we will be happy to guide you through it.