A Fools Fall

By Vincent Powers

My travels take me all over the country, recently Alaska and now back in Md where I live.  It was 50 degrees in Alaska, 80 degrees in Maryland this week and snowing in Minnesota. These weather differences made me realize that I have not posted the annual blog on preparing sprinkler systems for old man winter, so again here it is folks!

For many states this time of year begins the onset of colder weather, for that reason this blog gets reposted to remind everyone of the importance of verifying sprinkler systems are prepared for the cold weather ahead.

How and Why Fire Sprinkler Systems Fail

Lack of proper maintenance is one of the leading reasons for fire sprinkler system failures. Fire sprinkler systems shall be properly inspected, tested, and maintained (ITM) in accordance with NFPA 25, The Standard for Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems. Systems exposed to cold weather are especially vulnerable.

During cold months, these systems are more susceptible to catastrophic failure. Frozen sprinkler pipes are among the more common service calls throughout winter months. Maintaining a minimum of 40 degrees (F) is imperative in ensuring the sprinkler pipes do not freeze. Many areas that go unnoticed during the summer can create issues in cold months, these areas include, but are not limited to, entry ways (vestibules) and stairwells, unoccupied spaces, skylights, and areas that are not properly insulated.

Sprinklered areas that cannot be maintained at 40 degrees (F) or above are usually protected with a dry pipe or antifreeze system. These types of systems may require more thorough assessments and routine maintenance to keep the systems from freezing. Antifreeze systems should be tested prior to the onset of freezing weather to verify that the antifreeze solution will protect to the anticipated temperatures for the region where the systems are installed. If they cannot protect to the required temperatures, they must be drained and provided with a new listed antifreeze meeting the requirements of NFPA 25, Section 5.3.4.

Wet portions of the dry pipe valve must be maintained at a minimum of 40 degrees (F) and the enclosure must be inspected daily to verify minimum temperature is maintained, and weekly if the room is equipped with a low-temperature alarm. The low point and auxiliary drains are required to be drained after each operation of the system, before the onset of freezing weather, and as needed after that. How often these drains shall be operated throughout the cold season will depend on how much condensation is in the drain. This could be a daily, weekly, or monthly requirement, based on the existing system and building conditions.

NFPA 25, 2023

A 13.4.5.3.3- Removing water from a dry system is an essential part of a good maintenance program. Failure to keep the dry system free of water can result in damage and expensive repairs to both the system and the building. A program for monitoring the condition of the system and the operation of the auxiliary drains should be instituted. Auxiliary drains should be operated daily after a dry sprinkler system operation, until several days pass with no discharge of water from the drain valve. Thereafter, it might be possible to decrease the frequency to weekly or longer intervals, depending on the volume of water discharged. Likewise, when preparing for cold weather, the auxiliary drains should be operated daily with the frequency of operation decreasing, depending on the discharge of accumulated water. In many cases, the frequency of the operation can decrease significantly if a system is shown to be dry. A quick-opening device, if installed, should be removed from service temporarily, prior to draining low points.

The low point drain in a dry pipe system is commonly referred to as a condensate nipple. The condensate nipple consists of a 1 ft (0.3 m) length of 2 in. (50 mm) pipe with a 1 in. (25 mm) valve on each end. The upper valve is closed to isolate the condensate nipple from the dry pipe system. Next, the lower valve is opened to drain any moisture from within. Once draining is complete, the upper valve is opened to allow moisture to drain into the condensate nipple.

Enhanced content from NFPA Link

1. Close upper valve.
2. Open the lower valve and drain the accumulated water.
3. Close the lower valve, open the upper valve, and allow for additional water accumulation.
4. Repeat this procedure until water ceases to discharge.
5. Replace plug or nipple and cap in lower valve.

Cold weather causes issues in all industries, in the fire protection industry it can wreak havoc. When not properly installed and maintained, fire protection systems can freeze, burst, and fail to function entirely if needed. Let us not forget the “big freeze” in Texas in February of 2021, where there in upwards of 4000 buildings out of service.  It is extremely important to for building owners and fire protection contractors ensure that these systems are properly maintained to ensure they are ready to operate in the event of an emergency.

Further Reading

Fire Sprinkler Freeze Protection

How to Winterize a Fire Sprinkler System

The Cold Reminder about Fire Sprinkler Systems

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