Fire Sprinkler System Winter Survival Guide

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In the wake of the 2024 freeze that wreaked havoc in Portland, Oregon, freezing temperatures caused countless fire sprinkler pipes to burst, leaving building owners facing massive repair costs and dangerous fire protection failures. .

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NFPA 25 provides comprehensive guidelines to ensure fire sprinkler systems remain operational during freezing conditions. Key recommendations include:

Maintain Adequate Heat: Ensure that areas containing water-filled sprinkler piping are kept at a minimum temperature of 40°F (4°C) to prevent freezing (NFSA).

Inspect Valve Enclosures: For systems like preaction, deluge, and dry pipe valves located in cold environments, inspect their enclosures daily during cold weather to verify they are maintained above 40°F (4°C). If the enclosure is equipped with a low-temperature alarm, weekly inspections are permitted (QRFS Blog).

Utilize Antifreeze Solutions: In areas where maintaining heat is challenging, antifreeze systems can be effective. NFPA 25 mandates the use of listed antifreeze solutions to ensure safety and efficacy (National Fire Protection Association).

Drain Dry Pipe Systems: Regularly drain low points and auxiliary drains in dry pipe systems to remove accumulated water, which can freeze and cause damage. After each system operation and before the onset of freezing weather, these drains should be emptied (NFSA).

By adhering to these guidelines, building owners can significantly reduce the risk of sprinkler system failures due to freezing, thereby protecting both property and occupants during cold weather.

With cold temperatures upon us, don’t forget to maintain your fire sprinkler systems to keep them in working order.

Winterizing Your Fire Sprinkler System to Prevent Damage

While inspecting and testing your fire protection system is always important, preparing fire sprinkler systems for winter will keep your fire safety equipment in working order during the winter months. Fire sprinkler systems are an important component of fire protection that can prevent enormous and costly damages. Additionally, sprinkler systems protect employees or residents of commercial buildings by extinguishing fires early.

Keep reading to learn more about the consequences of frozen fire sprinkler system pipes, how to prevent freezing and how you can prepare fire sprinkler systems for winter with some cold weather preventative maintenance.

What temperatures and conditions cause fire sprinkler systems to freeze?

  • Wet sprinkler systems hold water in the pipes. The National Fire Protection Association (NFPA) standard 25 stipulates that wet sprinkler systems be maintained at a minimum of 40 degrees Fahrenheit. It is also recommended that wet systems not be exposed to freezing temperatures, which can occur when insulation is disrupted when pipes exit and re-enter the building, or where there is a lack of building heat.
  • Dry sprinkler systems are those that keep pressurized air inside the pipes and do not contain water until the system activates. As a result, it can withstand freezing temperatures. However, careful maintenance is needed to keep these pipes from freezing if they are exposed to sub-32-degree temperatures. It’s important to remember, the water source must be in a room that is above 40 degrees Fahrenheit. Do take note, the most common causes of pipe freezing in dry sprinkler systems are water accumulation in low-point drains, insufficient draining of the system after a tripped valve, and improper pipe pitch.
  • While dry sprinkler systems are less susceptible to freezing in cold weather than wet sprinkler systems, they can still freeze. This is because the air in the pipes contains moisture, which can condense and freeze and possibly crack in the low points of the pipes.

Areas with the highest freeze potential include:

  • Fire sprinkler control rooms
  • Mechanical rooms
  • Isolated rooms
  • Unoccupied rooms

How can I prevent fire sprinkler systems from freezing?

Regular year-long maintenance is the most effective way to keep your fire sprinkler system from freezing. You should contact Signaling System Solutions to discuss how you can prevent pipe freezing through regular fire sprinkler system maintenance. As a property owner, you are responsible for maintaining the proper temperature of your building, especially if you have a wet fire sprinkler system.

There are preventative maintenance steps you can take to keep buildings safe from fire during the winter months and avoid costly repairs later on:

  • Monitor your local weather and know when temperatures are expected to drop below freezing.
  • Ensure that all buildings have adequate heating during the winter months. If there is an electrical power outage, backup heating options are critical. If all areas cannot be kept at least 40 degrees, you need to insulate your pipes.
  • Provide sufficient insulation.
  • Contact Signaling System Solutions to conduct regular inspections, testing, and maintenance of the sprinkler systems.

Signaling System Solutions can help winterize your fire sprinkler systems

Your fire sprinkler system is required to be inspected at least once a year, however a pre-freeze inspection is suggested. A qualified professional will perform routine winter maintenance on your fire sprinkler system pipes in an effort to keep them from freezing.