Facility Managers Guide to Fire Sprinkler Inspections

The International Organization for Standardization (ISO) defines the role of Facility Manager as, the "organizational function which integrates people, place and process within the built environment with the purpose of improving the quality of life of people and the productivity of the core business.” 

Today's facility manager is a key contributor to a companies bottom line. This contribution is realized in the maintenance of a companies most valuable assets - property, buildings, and equipment. Facility managers are expected to be an expert on all building related subjects, and the often serve as a "catch all" for jobs and responsibilities that do not fit anyone else's job description. 

The regular inspection, testing, and maintenance of fire protection systems is an important part of the job, and a critical component of ensuring life safety of the building's occupants. The Quick Response Fire Supply team has written an excellent series of articles to educate the facility manager on what to inspect in fire sprinkler systems.

Part #1: What Facility Managers Need to Inspect on a Fire Sprinkler System
What to look for on the required annual visual inspection - "from the floor level".

Part #2: What Facility Managers Need to Inspect on a Fire Sprinkler System
Understanding deficiencies, impairments, and tagging systems.

Part #3: What Facility Managers Need to Inspect on a Fire Sprinkler System
Inspection requirements for fire pumps.

Part #4: What Facility Managers Need to Inspect on a Fire Sprinkler System
Fire sprinkler system signs, gauges, and alarms.

Part #5: What Facility Managers Need to Inspect on a Fire Sprinkler System
System components and valves.

Part #6: What Facility Managers Need to Inspect on a Fire Sprinkler System
Inspection requirements for water storage tanks.

Part #7: What Facility Managers Need to Inspect on a Fire Sprinkler System
Automatic detection systems and air-compressors.

How to Implement a Sprinkler Impairment Program

"Out of Order" by deglispiriti

A sprinkler system impairment occurs when "a fire protection system or unit or portion therof is out of order, and the condition can result in the fire protection system or unit not functioning in a fire event".  An emergency impairment can result from a water line main break, sprinkler piping break, jammed valve, or internal piping blockage.  A preplanned impairment occurs when the system is out of service due to planned work such as revisions to the water supply source, changing a main line,or adding and adjusting the sprinkler pipe.  In either event, NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems, requires that an individual be designated as the impairment coordinator to implement and manage required impairment procedures.

NFPA 25 outlines the required components of an impairment program.  There are 9 action steps that must be taken to provide for the protection of life and property throughout the impairment period.

Step 1. Determine the extent and duration of the impairment. 

Step 2. Inspect the areas affected by the impairment and document the increased risks that may be present.

Step 3. Provide risk mitigation recommendations to building owner, manager, or other responsible party.

Step 4. If the impairment will last for more than 10 consecutive hours one of the following options must be implemented:

• Evacuation of the affected area
• Implement a fire watch
• Establish a temporary water supply
• Eliminate potential ignition sources and limit fuel sources

Step 5. Notify the fire department.

Step 6. Notify the insurance carrier, fire alarm company, property owner/manager, and any other stakeholders.

Step 7. Notify supervisors/individuals within the affected space of the impairment.

Step 8. Tag the affected area or system.

Step 9. Prior to shut-down, ensure that all tools and materials are at the site.  

Here is an impairment notification template that you can customize for your use --> Download Impairment Notification Template.

7 Sprinkler System Obstructions

"Plumbing" by Harsha K R

NFPA 25, Standard for Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems requires that an investigation of sprinkler piping be conducted to ensure that there are no obstructions.  This internal piping assessment is to be conducted, at a minimum, every 5 years.

What could cause fire sprinkler piping to become obstructed?  NFPA 25, Annex D lists and describes seven sources of sprinkler obstructions.

1. Pipe scale - most commonly occurs in dry pipe systems that have previously had water through them then been allowed to dry; this can also result from condensation in dry pipe systems. Pipe scale are impurities in water that create a build-up in sprinkler pipes
2. Careless installation or repair - this can result from parts, debris, or tools that are allowed to enter the system during installation and repair; these range from gloves, metal shavings, cutout discs/receipts, etc.
3. Raw water sources - items and debris that is sucked into the system from the bottom of ponds, rivers, or reservoirs; this results when intake screens are not in place or properly installed
4. Biological growth - primarily encountered in systems fed from a fresh water source (lake, pond, etc.);  the most common biological growth is the Asiatic clam.  The clam larvae enter and attach to the pipe, they feed on bacteria and algae that passes through
5. Calcium carbonate deposits - this is an obstruction caused by "hard water" film
6. Corrosion - "...deterioration of a material...resulting from a chemical or electrochemical reaction."  Common types of corrosion:
• uniform corrosion
• pitting
• crevice corrosion
• selective leaching
• erosion corrosion
• environmental cracking
• intergranular corrosion
7. Microbiologically influenced corrosion (MIC) - biological growth obstructions caused by microorganisms such as bacteria and fungi

For these seven reasons, ensure that an internal obstruction investigation is being conducted in conjunction with the fire protection systems 5-year NFPA 25 inspection.

Further reading:

• Understanding Corrosion and MIC - Lee Kaiser of Orr Protection Systems
• The Causes and Cost of Sprinkler Corrosion - David Fuller and Dr. Paul Su of FM Global
• Corrosion in Sprinkler Pipe - not one but many problems - Bo Hjorth for NFPA

What to Expect When You're Expecting a 5-year NFPA 25 Inspection

The 5 year inspection for sprinklers and fire protection systems can be an agita inducing activity for facility managers and fire protection personnel.  This anxiety is related to the seeming complexity and involvement of this task, as well as, the cost and quality of the service. 

What items actually have to be inspected and tested? What level of testing must various components be subject to?  How much down time will be required for these inspections to take place? How can we know that everything is getting inspected and tested as it should be?

NFPA 25, Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems, sets the frequency, requirements, and guidelines for fire sprinkler inspection, testing, and maintenance.  Besides the 5 year requirements, this document describes all inspection, testing, and maintenance requirements for all system components including daily, weekly, monthly, quarterly, annually, and other, as-needed requirements.  Wading through this information to find what will be expected for the "5 year" can be a daunting task.  However, we have done this work for you.  This post, and associated downloadable checklist, outlines and defines what system components you can expect to be inspected or tested during this process.

Download the checklist with code references

Sprinkler Systems

Obstruction and internal piping inspection - the internal sections of the piping are to be inspected for the presence of any organic or inorganic materials

Gauges - these are to be replaced or tested; must be accurate to within 3% of full scale

Sprinkler heads - applies to solder-type heads with a temperature rating of 325 degrees or greater, and sprinkler heads installed in harsh environments (i.e., corrosive atmospheres or corrosive water supplies)

Standpipe Systems

Hydrostatic test - manual and semi-automatic standpipes only are to be tested at 200psi for 2 hours

Flow test - Class I and Class III standpipes, to verify required flows and pressures are available at most remote hose outlet

Water Storage Tanks

Interior inspection of tank - to ensure that the interior is not becoming corroded or deteriorating

Level indicators - to ensure accuracy and that the indicator has free movement

Pressure gauge - are to be tested and calibrated, must be within 3% of scale of gauge

Foam Water Systems

Water supply flow test - this applies to the hydrants and water supply mainlines

Proportioning systems - ball-drip automatic type are to be dissassembled, cleaned, and reassembled

Valves

Alarm valve interior- all alarm valve components, strainers, filters, and restriction orifices are be internally inspected

Check valve interior - to ensure that all components work correctly, are freely moving, and in good condition

Pre-action/deluge valve interior - internal inspection confirms that all strainers, filters, orifices, and diaphragm chambers are in operational condition, and free of damage

Dry pipe valve interior - internal inspection confirms that all strainers, filters, orifices, and diaphragm chambers are in operational condition, and free of damage

Dry pipe valve gauges - these are to be replaced or tested; must be accurate to within 3% of full scale

Pressure-Reducing and Relief Valves

Sprinkler system pressure-reducing valves -  full flow test of each valve is required

Hose connection pressure-regulating devices - full flow test of each device is required

Hose rack assembly pressure-regulating devices -  full flow test of each device is required

NFPA 409 Hangar Specific Requirements

For aircraft hangars, NFPA 409, Standard on Aircraft Hangars, requires the following, additional 5-year inspections.  These inspections and test are to be operational with an actual discharge.

Piping
Deluge valves
Hose stations
Foam concentrate pumps
Foam concentrate control valves
Foam proportioning devices
Monitor nozzles
High-expansion foam generators 
Floor drain systems and separators
Grounding equipment (functional test only)

Download the checklist with code references

Related Posts:

• Understanding Pre-action Sprinkler Systems
• Protecting the Cloud
• What in the HDPE is going on?
• Sprinklers where required...
• Determining Alternate Power Needs (for electric pumps)
• Doorway to Hell - An Analysis of Potential Sprinkler Performance

Top 10 Changes to NFPA 25

The following post has been adapted from an article provided in the EPARADE group.

The newest edition of NFPA 25 has been released.  Below are the top 10 signifcant changes that you should be aware of:

1. Monthly Electric Fire Pump Testing. Pumps to be run monthly, rather than weekly.
2. New Levels of System Deficiencies. Four different levels of system readiness were created and Annex E was added to supply information as to what thes four levels of readiness might look like.
3. Obstruction Inspections Renamed Internal Piping Inspections.
4. Occupants Not Responsible for Valve Locations. Standard revised to simply require that the "location of shutoff valves shall be identified."
5. No Pre-Season Check for Areas Subject to Freezing.
6. Clean But Don't Touch. In lieu of replacing sprinklers that are loaded with a coating of dust, it ispermissible to remove the dust from the sprinkler using compressed air or a vacuum, provided the equipment does not touch the sprinkler.
7. Sprinkler System Hazard Evaluation Form. To differentiate between a hazard evaluation required  and a normal system inspection, an Annex F was added to show an example of a sprinkler system hazard evaluation form.
8. Owner's Section of Inspection Forms Recommended.
9. 3-Year Preaction System Air Test Added.
10. Heat Tape Inspection Required.