Fire Sprinkler System Tips

As cold weather approaches, sprinkler systems are at a heightened risk for freeze-ups and failures. A frozen or leaking system can result in major property damage, long business interruptions, and system failure during a fire emergency.

Follow the steps below to ensure your system stays reliable this winter:

Essential Actions for Property Managers

1. Maintain Heat in Vulnerable Areas:
   1. Keep all rooms with sprinkler piping (wet or dry) at 40°F or above.
   2. Pay special attention to attics, loading docks, stairwells, vestibules, and exterior walls.
2. Inspect Regularly:
   1. Walk through cold-exposed areas daily during freezing conditions.
   2. Look for drafts, open doors, or cold spots near sprinklers, skylights, and windows.
   3. Check gauges and valve rooms for proper pressure and temperature.
3. Inspect sprinkler heads for obstructions (e.g. storage too close, dust/dirt/paint accumulation)
   1. Visually scan lines for signs of corrosion as they can indicate small leaks and cracks.
4. Drain Properly:
   1. Ensure auxiliary drains on dry systems are emptied as needed to prevent condensation and ice build-up. Keeping a log of each drain can help you determine the frequency of draining as some may be more prone than others to build up faster.
   2. Verify with a level that the proper slope on dry systems is efficient, so water does not collect.
   3. Inspect water once drained for signs of internal corrosion (e.g. particles, rust color).
5. Secure the Valve/Pump Room:
   1. Confirm the room is heated, labeled, and free of storage clutter.
   2. Maintain 36” clearance in front and 18” on each side of sprinkler controls/pumps.
6. Train a Competent Person On-Site/every shift:
   1. Assign someone who understands shutoff valves and emergency protocols and ensure staff know when to shut down due to failure to prevent damages and not actual emergency fighting a fire.
   2. Ensure staff know how to contact your contractor 24/7 in case of emergency.
7. Plan Ahead:
   1. Monitor weather forecasts and prepare before cold snaps or storms.
   2. Review your contractor’s inspection schedule before the season.

Common Causes of Freeze Failures

• Open exterior doors or drafts from loading docks and smoking areas.
• Poorly insulated walls and ceilings.
• Unmonitored cold rooms, mezzanines, or vacant tenant spaces.
• Lack of regular draining on dry systems.

Quick Checklist

• Heat confirmed in all sprinkler areas.
• Draft protection and insulation verified.
• Auxiliary drains are checked, accessible, tracked, and monitored.
• Daily walk-throughs planned for cold weather.
• Emergency contacts and shutdown procedures posted.

Sprinkler systems save lives and property—but only if they work when needed. Preventing freeze-ups and leaks is one of the most important responsibilities of building management.

Temperature and Leak Detection from Farm Bureau Insurance

Eligible clients of Farm Bureau Insurance qualify for a no cost temperature/humidity and leak detection services. Reach out to our agency to see if you qualify for more details.