Preventing Sprinkler System Losses During Extreme Cold

Automatic fire suppression sprinkler systems have proven to help protect building occupants and property but have been a source of claims for MCIT, especially during winter months. Over the past several years, MCIT members have had numerous losses due to frozen, cracked sprinkler piping, valves, fittings and sprinkler heads, some causing hundreds of thousands of dollars in damage.

Losses occur when water in sprinkler systems freeze, cracking or bursting pipes, and then when temperatures rise, thawed ice and water flows out of the system, damaging facilities.

Prevent Damage

To prevent or reduce the severity of sprinkler system losses, MCIT members are encouraged to:

• Have functioning water flow and anti-tamper alarms that sound on site and off site using a monitoring service.
• Inspect and maintain sprinkler systems and alarms per the manufactures’ recommendations and local code requirements.
• Develop a plan and assign responsibilities for intended or emergency outages of fire protection systems or equipment. This includes when an alarm or detection device is either partially or completely removed from service.
• Establish a freeze-up prevention program.

Freeze-up prevention programs include items such as:

• Performing physical surveys to identify areas prone to freezing and take corrective action.
• Properly winterizing equipment exposed to cold temperatures.
• Developing a procedure to be followed if heat or electricity is lost.
• Establishing a process and assigning responsibilities for monitoring equipment and buildings during extreme cold weather and thawing periods.