By Jonathan Epstein, JTJ Tech and Edwin Frieden, Ryan Fireprotection
It has been said that fire sprinkler systems aren’t winterized; they are “maintained.” And, if a system - and building - is properly maintained, the risk of pipe freeze should be significantly diminished.
Life safety fire sprinkler systems are incredibly important for building safety, as is their regular maintenance. Ensuring that fire sprinkler systems are working as designed is ultimately the responsibility of building ownership. Failure to maintain life safety systems can be fatal to occupants and extremely costly in the events of pipe freeze and faulty system discharge.
Multiple insurance companies list damage from pipe freeze as their most “costly and frequent” claim source. One insurance company disclosed that their average cost of damage from sprinkler pipe freeze was over $137,000!
The good news is that Pipe Freeze is Preventable!
We recommend using the late summer months to leverage your network of service contractors, including insurers and sprinkler contractors, to help you ensure that everything is covered and protected.
Routine winterizing tasks can simply begin with a walkthrough of the property paying special attention to be on the lookout for potential vulnerable areas subject freeze, such as vacant areas, stair towers, attics, trash rooms, vestibules, etc. At the same time, local heating, thermostats and programming should be checked to ensure everything is working, especially in places serviced by wet pipe systems. Most licensed fire sprinkler contractors are happy to participate in walkthroughs like these and may be aware of nuances unique to the particular system or building.
For those properties serviced with dry fire sprinkler systems, management personnel should be familiar with the regular and proper procedure to purge a drum drip (also known as a low point drain or auxiliary drain). Drum drips are vertically mounted cylindrically shaped lengths of pipe with a ball valve at both the top (the isolation valve) and at its bottom (the condensate relief valve). Drum drips are condensation accumulation devices found at low points of a dry fire sprinkler system. Because the air-filled (“dry”) portions of these systems collect condensation, moisture accumulates and collects in the drum drips. On a 20-degree day, it does not take long for a little condensation accumulation to freeze and burst the bottom ball valve and discharge the system. For instructions about purging a drum drips, please visit: PipeFreezeIsPreventable.com/DrumDrip
Owners should also create procedures that include steps to maintain their facilities in the event of excess cold snaps, severe storms and power loss. Regardless of most circumstances and weather conditions, it remains the owner’s obligation to maintain working fire sprinkler systems!
Additionally, consider incorporating new technologies such as Salamander that monitors conditions within wet and dry fire sprinkler systems and alerts to pipe freeze symptoms in real-time of to prevent pipe freeze failure.
These small investments now can keep you protected when the weather turns!
For a free winterizing checklist designed specifically for commercial property owners and managers, please visit: PipeFreezeIsPreventable.com/checklist
Jonathan Epstein is president of JTJ Tech.
Edwin Frieden is vice president of sales at Ryan Fireprotection.
Commentaires