Although there is no code saying that it is wrong to have these systems inspected during winter, there is a part of the code that says something along the lines of ~"if it's too cold to do a proper test/inspection, come back when it's not too cold." Yeah. That doesn't happen.
So why not do a dry sprinkler system inspection in sub-freezing weather?
There are many reasons. For example:
-Every third year, you are required to do a "full flow trip test", meaning that you have to fill the entire system with water. And then drain it completely, before it freezes.
Contractors aren't going to "take that chance"; and they shouldn't. It's just stupid to even consider doing this.
- Low point drains are supposed to be drained/maintained during the annual inspection. These drains are also supposed to be drained periodically throughout the year (the frequency of draining these points varies from system to system). If you or your maintenance team is not performing the required maintenance (draining the low points), then they can and will fill with water and freeze. An inspector who has integrity, will attempt to drain these, and take the required steps to get your system drained as best as possible, even when it is frozen solid. Sadly though, most inspectors will just write it on their report, that they "could not drain".
- The pipe network is sub-freezing (filled with air at the same temperature), and it will have that air depleted (drained) during the inspection, then the sub-freezing pipes will be recharged with warm air from the air compressor. This will create condensation inside of the pipe, that will then freeze, and will quite possibly break, causing a whole lot of damage.
- If there is an issue with resetting your dry pipe valve after it has been tested (maybe a gasket is torn, or the air compressor died, etc), the system has to be put "out of service" until it can be fixed, and you will be required to enlist a fire watch. If this happens during mild weather months, the system can be temporarily converted to a "wet system", and you will still have the benefits of an operational sprinkler system.
They are the biggest reasons. There are others, but they aren't as exciting.
There are other inspections that should be postponed, or adjusted, until they can be performed properly as well. Any system that drains to the outside, and can create an icy mess in a parking lot, sidewalk, entrance area, etc, should be pushed back (or forward) until the tests can be conducted properly. Fire pump tests should also be considered as a big ice headache. And it will be YOUR headache. Your inspection contractor has this covered by means of their inspection agreement, to limit their liability during the inspection. It's in the fine print. (Side note : 321 Fire Protection Co explains this, outright, in our agreement and in person, along with any other limitations, or exclusions that we have. We like to be upfront and transparent from the very start.)
This doesn't mean that, on a random warm day in January, it is okay to do these inspections. That's not going to be any better. You will still have the same condensation issues as listed above.
As the building owner, or property manager, etc, it is your responsibility to know all of this. This is another thing that a lot of unscrupulous contractors will point out AFTER somethings happens. "It says it right in the code book. It is the owners or owners representatives responsibility." I've seen it in action before. It's a shame.
321 Fire Protection Co will help guide you in your responsibilities, being that you hire us, because we are experts in our field.
April through October. That's when you should schedule these inspections. That's it. Period.
If you have a system that is scheduled between October and April, please consider changing the inspection time frame. This will help protect you in more ways than one.
Feel free to call 321 Fire Protection Co if you have concerns regarding your current situation.
Stay warm!
321FireProtection.com
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