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Maintaining Your Sprinkler System During
Cold Weather
Did you know that NFPA 25, Standard for Inspection Testing and Maintenance of Water Based Fire Protection Systems, 2002 Edition requires that prior to the onset of freezing weather that a building owner shall inspect his/her building to ensure that no water filled sprinkler piping is exposed to freezing? All buildings have areas that are vulnerable and should be checked. Damage from a frozen sprinkler system is an expensive repair and is typically not discovered until the pipe thaws, breaks, and flows water.
1. Freezing Conditions
Cold weather can impact your sprinkler system any time temperatures are below 40°F and water is present.
2. Resulting Damage
The most common form of damage is cracks fittings, such that flow takes place when temperatures and the ice thaws. Pendent sprinklers are vulnerable, since freezing that starts at the top moves downward can create such high pressures valve caps distort and glass bulbs rupture, unwanted flow when the ice thaws.
3. What Can We Do to Avoid This Problem?
NFPA 25, Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems, recognizes the need to anticipate cold weather, calling for a special annual inspection "prior to the onset of freezing weather...to verify that windows, skylights, doors, ventilators, other openings and closures, blind spaces, unused attics, stair towers, roof houses, and low spaces under buildings do not expose water-filled sprinkler piping to freezing and to verify that adequate heat [minimum 4.4°C (40°F)] is available."
4. Wet Pipe Systems
More than 90 percent of all sprinkler systems are wet-pipe systems, since they are the most economical to install and the easiest to maintain. Precautions must be taken to ensure that wet system piping is protected against freezing.
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Keep doors, windows and vents closed when not in use or when resulting drafts will allow subfreezing air to contact sprinkler piping.
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Keep thermostats set at 55°F or above.
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Inspect attic spaces to ensure sprinkler pipe is adequately insulated.
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Check the integrity of the exterior building envelope. Caulk cracks and seal openings that might permit cold air to infiltrate the building.
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When drop ceilings are used, removing a few strategically placed ceiling tiles will allow extra heat into the opened area.
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Antifreeze solutions should be tested to in order to determine product stability and level of protection.
5. Dry Pipe Systems
Dry pipe sprinkler systems, because they do not normally have water in their piping, are less likely to freeze than wet pipe systems. During a recent study, Factory Mutual found ice plugs in 70% of dry pipe sprinkler systems they inspected. Therefore, certain precautions should be taken to ensure all water is removed from the piping system prior to cold weather.
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Drain any water or condensate from auxiliary drains and all low point drains.
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Be sure the dry pipe valve and riser are in a heated area.
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Electronically monitor and visually inspect the air pressure in the system.
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