Keeping Sprinklers in Service

The Introduction

As their near perfect record suggests – ninety percent of the fires in sprinkered buildings are extinquished or at least held in check – sprinkler systems seldom fail. But when they do fail, the failures are disasterous. The total destruction of both building and contents is a frequent result.

Such failures are rarely the consequence of equipment breakdown. Instead, a closed valve is the most prevalent cause and the principal threat to effective sprinkler protection, accounting for nearly one half the sprinkler system failures recorded.

Valves are closed for a number of reasons, most of them legitimate. Alterations, repairs and preventive maintenance are typical impairments. However, more than one in every three control valves discovered shut at at inspection had been closed without permission and the incidents of unauthorized valve closings are on the increase. Adding to the problem is the frequency with valves that have been shut without authorization are tied to incendiary fires.

The following guidelines are designed to keep sprinklers in service and to minimize the hazard of system impairment.

The Responsibility

Assign the responsibility for keeping sprinkler protection in service to one-person---fire safety supervisor is a suggested title for this position. Designate one or more back up persons to assume responsibility during vacations and other absences.

The fire safety supervisor must be sure that:

1. All sprinkler control valves are secured.
2. Valve & system inspections and tests are conducted regularly in accordance with N.F.P.A.’s requirements.
3. Records of inspections, tests, and maintenance of the system and its components shall be kept and made available to authority having jurisdiction upon request. This is one of N.F.P.A.’s requirements for owners (see N.F.P.A. # 25).
4. Required safeguards are in place when sprinkler protection is impaired.

In large facilities with numerous valves, the fire safety supervisor may require assistance when inspecting and testing valves.

Valve Security

Lock open all sprinkler control valves, both inside and outside, including those electronically supervised by a central station.

If valves must be left unlocked for some reason , they should be sealed and notify your insurance loss prevention property specialist and the authority having jurisdiction.

Do not lock multiple valves together. Unlocking one leaves the other unprotected. See the attached illustrations for suggested valve locking methods.

Locks, chains and other parts of the securing arrangement should be resistant to breakage except by bolt cutters.

Locks exposed to weather should be corrosion resistant and kept lubricated.

Limit distribution of keys to only those individuals with a specific need.

Do not use combination locks.

Inspection

All sprinkler system control valves require inspection, including those locked open and/or electronically supervised.

Remember, most of the valves found shut by inspection were closed for legitimate reasons, but then forgotten. And while central station supervision is a valuable safeguard, it does not replace physical inspection.

Number all valves. Design your own inspection form or use the one shown in N.F.P.A. #25. Record the result of each inspection. Remember, records of inspections, tests, and maintenance of the system and its components shall be kept and made available to authority having jurisdiction upon request.

Inspect locked valves at least monthly. Valves that are sealed should be checked a minimum of once each week, more often if they are located in a remote area.

Physically try all inside-screw valves. Post indicator assemblies (piva), and indicating butterfly valves (ibv), which have designs that make the “open” signal dependable, are exceptions, and may be inspected visually.

Since a fully extended stem indicates an outside screw and yoke (os & y) valve is wide open, it also does not require monthly physical inspection. However, the inspector should check for stem threads below the wheel, which indicates the valve is not completely open.

When physically inspecting indicator post and other inside-screw gate valves, turn beyond the open position until the spring or torsion in the rod is felt resisting the twisting. If the target indicates “open”, but the valve turns when tested, the target is not properly arranged and should be adjusted.

Submit a Request for Inspection here

Tests

As part of the monthly test, or after reopening a closed valve, the inspector should flow water through the 2-inch test drain located on the sprinkler system riser. Note the drop in pressure with the test valve open. Close the drain valve. If the pressure returns quickly, the valve is open. A slow return indicates a partial obstruction; no return means the control valve is shut or something else is blocking the flow of water. At monthly drain tests, record the results on the valve inspection for future reference. Any deterioration in results signifies trouble and should be investigated. Consult your insurance loss prevention property specialist, authority having jurisdiction and licensed sprinkler contractor.

Handling Sprinkler System Impairments

There are occasions when closing a sprinkler control valve cannot be avoided. Whether shut for alterations or for emergency repairs, the loss of psrinkler protection jeopardizes the facility’s safety and special precautions are necessary.

Notify your insurance loss prevention property specialist and the authority having jurisdiction at least 48 hours before the work begins. Better still involve your insurance loss prevention property specialist and licensed sprinkler contractor in the planning process.

For non-emergency impairments plan the work in advance. Have all personnel, tools and materials at hand and everyone ready to begin before closing sprinkler control valves. Provide plugs and caps for closing open pipe ends in case of fire.

Station someone at the closed valve, so that it can be opened quickly should fire break out.

Push job to completion. Do not leave sprinkler off overnight.

Try to schedule work on weekends or other idle periods when hazards are reduced. If the job must be done during business hours discontinue hazardous operations in the affected area. Have the area/s covered by the impaired system patrolled continuously until valve/s are opened.

Prepare alternative protection. Bring in charged hose lines from nearest hydrants. Provide fire extinguishers in ample numbers.

Take steps to keep as many sprinklers in service as possible. Temporary connections to hydrants or adjoining sprinkler systems may be needed. Consult with your insurance loss prevention property specialist and/or licensed sprinkler contractor on specific situations.

Notify the public fire department of areas without sprinkler protection to allow them to plan accordingly.

Before closing a valve, fill out the (red) tag “sprinklers shut off” (lp 581) and attach it to the valve, as a visible reminder that it is shut. Tear off the bottom of the tag, posting it on a reminder board.

Handling Sprinkler System Impairments

Once work is completed, open all valves immediately. Flow drain tests downstream from each shut valve. If results are satisfactory, lock valve open. Remove the red tag and file it as permanent record.

Telephone and notify your insurance loss prevention property specialist and the authority having jurisdiction that the valve is open and securited.

Suggested Valve Locking Arrangement