| Preventing Fire Sprinkler System Freeze-Ups
Taken from the NFSA TM Report written by Jason Webb, NFSA Director of ITM/ Provided by the Tennessee Fire Sprinkler Contractors Association
Even though it may seem like just yesterday that we dealing with sprinkler system freeze-ups all around the country, the cold, hard fact is that it’s time to start thinking about freeze protection once again. Prevent some of the costly after effects. Take a moment and talk with owners and facility managers about these simple suggestions:
• First and foremost, make sure building heating systems are in good working order and ready for cold weather.
• Repair broken windows and doors that won’t seal up tight, replace missing insulation, and seal cracks or other places where cold air can get into buildings.
• Encourage employees to report drafts, and cold areas to building maintenance personnel.
• Ensure proper, regular inspection, testing and maintenance is performed by a qualified NFSA contractor in accordance with NFPA 25.
• Have an impairment plan in place to deal with frozen fire sprinkler system to reduce the effects and shorten down-time should a freeze-up occur.
Remember that a freeze-up is not a failure of the sprinkler system. Water filled pipe will freeze when it’s exposed to cold temperatures, so taking these important building maintenance steps now can help keep buildings safe from fire later.
Freeze Protection Alternatives
Existing sprinkler systems using an acceptable antifreeze solution to protect against freezing are still permitted. NFPA 25 allows these systems to remain in service until September 30, 2022 as long as they meet certain conditions. Those conditions are spelled out in section 5.3.4.2.1 of the 2014 edition. All antifreeze solutions must be tested annually, before the onset of freezing weather.
The use of listed heat-tracing to provide heat to the external surface of pipe is also permitted. NFPA 13 outlines where this system can be used. NFPA 25 requires that heat-tracing be maintained in accordance with manufacturer’s instructions.
Of course, dry-pipe systems are an excellent alternative for areas where piping is exposed to freezing. Valves for dry, preaction, and deluge systems still need to be located in a heated enclosure if subject to freezing. NFPA 25 requires that these valve enclosures be inspected daily (weekly if provided with a low temperature alarm) to ensure that a temperature above 40°F is maintained.
Question: Is freeze protection part of an NFPA 25 inspection?
Answer: Any concerns about freeze protection should be pointed out to the building owner. But knowing what is within the scope of NFPA 25 and what is not is important for all stakeholders. In the 2014 edition of NFPA 25, maintaining adequate temperature in the building is a responsibility of the owner and references to building temperature should not be part of an ITM report. Likewise, other concerns such as missing insulation identified during an inspection should not be noted on the ITM report itself. In both cases, concerns should be reported to the owner as observations made outside the scope of NFPA 25.
As mentioned above though, in certain areas like dry-pipe valve enclosures and fire pump rooms, the temperature is required to be inspected routinely. In this case, the temperature of these spaces is part of NFPA 25 ITM and should be documented on the ITM report itself.
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