PREVENTING FREEZE UP - FROZEN & BURST WATER PIPES
Cold weather freeze-ups can cause vital fire protection systems to malfunction. Cold temperatures can cause sprinkler piping to burst resulting in major water damage to buildings, contents, and equipment. Pipes bursting can also impair automatic sprinkler systems and leave a major portion of your facility without fire protection. A fire during this situation may result in a major interruption to your business and a huge loss.
In the interest of preventing water damage claims for your property, designated key personnel should be aware of freeze protection and emergency preparedness procedures. Utilize the Winter Weather Precautions Checklist to assist with your risk control program.
Best Practices include:
Building temperature should be monitored, documented, and maintained at 55° F or higher
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Perform freeze protection inspections and be cognizant of shutdown procedures |
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Have a contingency plan with contractors and suppliers |
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Pre-emergency planning for fire, water damage, and snow removal should be established |
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Boilers, furnaces, heaters, and flues should be serviced regularly |
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24 hour building surveillance |
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Enforce a no smoking policy |
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Safeguard flammable or combustible liquids |
Water Supplies
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Tanks should not leak and pressure should be checked |
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Water temperature should remain at 42°F or above |
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Check fire hydrants for proper drainage by outside contractor or water department |
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Buried sprinkler control valves and valve pits should be marked in the event of heavy snowfall |
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Fire pump room should not drop below 70°F |
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Post indicator valve, OS&Y valve, and test header to pump inspected regularly |
Wet Pipe Sprinkler Systems
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All areas of buildings with sprinkler systems should maintain a temperature of 40°F or above |
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Cold weather valves should be closed while all others remain open |
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Windows, skylights, and doors should be in good condition and sealed tightly |
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Check temperatures with thermometer |
Dry Pipe Systems
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Dry lines should be checked for proper drainage so trapped water doesn't cause breakage |
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Check drains located in cold places for freezing |
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Dry-valve clapper should be properly set with temperature maintained at 40°F or above |
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Low air pressure alarms should be provided, calibrated and connected to constantly |
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Low pressure switches should be set at 5 psi which is above trip point of dry pipe valve |
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Air pressure checked regularly with records maintained to indicate normal pressure |
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Air drying equipment available to supply air to system as designed |
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