Sprinkler systems control or put out fires automatically, but only if water can reach the heads and the heads are free to work. Inspection, testing and maintenance on a set schedule keeps valves open, gauges normal, heads clear and pipes free of corrosion and ice. The fire code makes owners responsible for having this done and for managing any time the system is out of service.
The rules
The National Building Code of Canada and the provincial building codes decide where sprinklers are required, with installation generally to NFPA 13 or the related residential standards. Once a building is occupied, the National Fire Code of Canada and the provincial fire codes in Alberta, BC and Ontario require water-based fire protection systems to be inspected, tested and maintained, generally by reference to NFPA 25. Check which edition your provincial code references, and any requirements from your local fire authority or insurer.
Types of systems
| Type | How it works | Where it is used |
|---|---|---|
| Wet pipe | Pipes are always full of water; heads open individually from heat | Heated buildings; the most common type |
| Dry pipe | Pipes hold pressurized air; when a head opens, air escapes and a dry pipe valve lets water in | Unheated spaces such as parkades, loading docks and attics |
| Pre-action | Pipes are dry until a separate detection system releases water; heads still need to open | Data centres, archives and other spaces where accidental discharge is costly |
| Deluge | All heads are open; a detection system releases water through all of them at once | Special hazards, such as some industrial processes |
What gets inspected and tested
Frequent checks
Some items are checked weekly or monthly, often by trained building staff:
- Control valves open and sealed, locked or electrically supervised
- Gauges on wet, dry and pre-action systems showing normal pressures
- Dry pipe and pre-action valve rooms heated and the valves in normal condition
- Fire department connections visible, accessible, capped and undamaged
- Alarm devices free of physical damage
- Fire pump running conditions and room temperature, where there is a fire pump
Periodic tests by qualified technicians
- Waterflow alarm tests, confirming the alarm sounds and reaches the monitoring station
- Main drain tests, which compare water supply pressure with previous results
- Valve supervisory switch tests
- Dry pipe valve trip tests and quick-opening device tests on the required schedule
- Fire pump flow tests and regular run tests
- Antifreeze solution testing in antifreeze systems
- Periodic internal inspection of piping for corrosion and obstructions
- Testing or replacing sample sprinkler heads after a set number of years in service
Sprinkler heads
Heads must be able to sense heat and spray water across the area they protect. Look for:
- Paint, corrosion, dust or grease on heads, which can delay or prevent operation
- Damaged, leaking or missing heads, or missing escutcheons
- Storage, shelving, signs or new walls blocking spray patterns
- Required clearance kept below heads, especially in storage areas
- Heads of the wrong type or temperature rating installed during repairs
- A stock of spare heads and the correct wrench on site
Winter and dry systems. Water in a dry pipe system collects at low points and can freeze and burst pipes. Drain low point drains (drum drips) regularly through the cold season, and keep valve rooms and wet pipe areas heated. A frozen pipe can leave a whole zone unprotected.
Impairments
An impairment is any time all or part of the system is out of service, whether planned for repairs or not. The fire code requires owners to manage impairments carefully:
- Notify the fire department, monitoring company and insurer as your code and policy require.
- Limit the area and time out of service as far as possible.
- Put a fire watch in place where required, and stop hot work and other high-risk activities in the affected area.
- Tag closed valves so nobody forgets them.
- Restore the system as soon as work is done, test it and notify everyone it is back in service.
Closed valves are a leading reason sprinklers fail in real fires. Never leave a valve shut after work.
Records
Keep inspection and test reports, impairment records and repair records on file. Fire inspectors and insurers will ask for them. Main drain and fire pump test results are most useful when compared year to year. Sprinkler signals are tied into the fire alarm; see fire alarm system inspections and how fire alarm monitoring works.
How ehZee can help
Through our fire inspections, verification and monitoring service, we review sprinkler inspection reports, records and visible system condition, track deficiencies and impairments to closure and coordinate work with your sprinkler contractor. Testing and repairs must be done by qualified sprinkler contractors.
Common questions
Can we paint over sprinkler heads during a renovation?
No. Painted heads must be replaced, not cleaned. Cover heads during painting and remove the covers immediately afterwards.
Does storage near sprinklers matter?
Yes. Storage too close to heads blocks the spray, and the type and height of storage affects the design the system needs. Changes in storage can mean the existing system no longer protects the space.