Why ITM Matters: a fire sprinkler control valve with an inspection tag

What Water-Based Fire Protection Systems Are Built to Provide

Many different considerations factor into the decision to fit a new or existing facility with fire sprinklers or other water-based fire protection systems. Sometimes the decision is made for an owner through regulations imposed by the government. Other times, that encouragement comes from insurance carriers who insist on the protection these systems afford. Still others make a conscious decision to install a system in an effort to reduce risk for more personal reasons, such as business continuity or environmental concerns. Regardless of the motivation, the result can be defined by one term: capability. Well-designed and properly installed water-based fire protection systems are capable of what very few other defenses can achieve: fast-acting and dependable protection against fire. According to research by the National Fire Protection Association (NFPA), sprinklers operated in 92 percent of fires large enough to activate them between 2017 and 2021, and they were effective at controlling the fire in 97 percent of those incidents.

That capability is not assured forever, however. Almost from the day the system goes online, there are forces acting against it. Whether caused by natural processes such as corrosion and freezing or by human actions such as changes to the hazard the system was designed to protect, that capability is continually under attack. One of the most effective defenses is a comprehensive and well-thought-out inspection, testing, and maintenance (ITM) program.

Why Problems in Dormant Fire Sprinkler Systems Go Unnoticed

Unlike most other mechanical systems in a building, fire sprinkler and other water-based fire protection systems might sit dormant for decades without being called upon to perform. With most other systems, the likelihood of a problem being discovered through normal daily operations is high. During cold weather, for example, the fact that the heater is not working properly will be reported sooner rather than later. But with a fire sprinkler system, unless the problem is a catastrophic failure causing water to flow, it may not be discovered, at least not in a timely manner. A system that appears normal from the outside may have closed valves, obstructed piping, damaged components, an impaired water supply, or any number of other conditions that could prevent it from operating as intended. The consequences are documented. According to the NFPA, in 79 percent of incidents in which sprinklers failed to operate, the system had been accidentally shut off or damaged, or it had not been maintained.

How Inspection and Testing Find Hidden Problems Early

An effective ITM program proves its value in many different ways. From a purely financial standpoint, protecting the investment made in the system itself provides a return that cannot be overstated. Many of the typical tasks performed during routine inspection and testing help identify undiscovered problems looming beneath the surface. Performing internal evaluations of system piping, for example, can provide visual clues that corrosion or obstructions are present long before they become apparent from the outside. Identifying and correcting excessive air leakage in dry or preaction systems can reduce compressor wear, limit the introduction of moisture, and help prevent corrosion, freezing, and costly repairs. In both examples, a relatively manageable problem can be addressed before it develops into a much larger one.

Preventive Maintenance Extends the Life of Fire Protection Equipment

Performing proper preventive maintenance, by definition, helps keep equipment operational and can prolong the life of almost any component or system. Something as simple as properly maintaining the paint on a hydrant can add years to its useful life. Cleaning and replacing worn parts inside dry and preaction valves can prevent costly repairs or premature replacement. And one of the most common maintenance tasks providing one of the biggest returns is draining auxiliary drains before they freeze. That step alone can dramatically reduce the risk of a catastrophic system failure. These activities are generally not complicated, but overlooking them can produce consequences far out of proportion to the time and cost required to perform them.

A Comprehensive ITM Program Covers the Whole System

One important feature of a well-thought-out ITM program is its comprehensive nature. Implementing a program that considers the system as a whole helps owners and contractors ensure that nothing is missed. The most common water-based system is a simple wet-pipe automatic sprinkler system. But within even that simplest of systems are many parts and pieces. There are water supplies, control valves, drains, piping, hangers, sprinklers, and waterflow and supervisory alarm devices. More complex systems may also include pumps, tanks, air compressors, special valves, detection equipment, releasing systems, and other components that must work together.

Each of these components has its own unique characteristics. Some can be inspected and tested easily without much interruption. Others require special equipment and expertise to ensure proper operation. All need a certain amount of maintenance to extend their useful lives. And perhaps most importantly, some components have ties to other systems, such as fire alarms, for which coordinated testing is required. Opening an inspector’s test connection may demonstrate that water can flow from the sprinkler system, for example, but a complete test may also need to confirm that the resulting alarm signal is received and acted upon at its intended destination. Testing one part of the system without considering the others can create a false sense that the entire process has been verified.

Setting the Right Inspection and Testing Frequency

Another factor that becomes apparent when considering how to comprehensively inspect, test, and maintain water-based fire protection systems is frequency. In other words, how often should various tasks occur? The shorter the elapsed time between inspections or tests, the less likely it is that a problem will go unnoticed. But conversely, testing something more frequently than necessary can increase wear and tear. That, in and of itself, can shorten the lifespan of a system or component, sometimes without adding any additional value. The appropriate frequency should reflect the type of component, how it can fail, how quickly conditions might change, and the consequences if a problem remains undiscovered. This is why an effective ITM program uses a range of frequencies rather than applying the same schedule to every activity.

Using ITM to Plan Budgets and Manage Long-Term Costs

Predictability provides value as well. An effective ITM program can help owners anticipate expenses and plan their budgets. Knowing in advance that a major system component is nearing the end of its useful life is far preferable to experiencing a sudden and very expensive system failure. The conversation about frequency and timing comes into play here as well. Some common tasks, such as inspecting a valve to ensure it is in the correct position, can be performed often and at little cost. Other, more invasive inspections or tests, especially those intended to identify slowly developing problems, can usually occur much less frequently. A well-planned schedule allows these larger activities to be anticipated and funded rather than deferred until a failure forces immediate action. In that way, an ITM program is not simply another facility expense; it can also be a tool for managing long-term costs.

Laboratory Sprinkler Testing Reveals What Visual Inspection Cannot

While many of the tasks involved in an ITM program are simple and not burdensome, the program must also look beyond routine activities and readily visible deficiencies. Part of the value of a good ITM program lies in its thoroughness. While looking at components during a walk-through is a critical first step, less visible conditions must also be investigated. Take sprinkler testing, for example. Looking at a decades-old sprinkler, a technician may not see any obvious problems. But when that sprinkler, or a representative sample of sprinklers, is removed and tested by a qualified laboratory, important information may come to light. Laboratories often maintain information on recalled sprinklers and replacement programs and compare submitted sprinklers against those records. Laboratory testing may also reveal something that could never be confirmed through a visual inspection: that the sprinklers represented by the sample no longer respond within acceptable limits. Either discovery may indicate that replacement is necessary.

ITM Standards Around the World

The principles underlying a well-conceived and comprehensive ITM program exist regardless of the document in which they might appear. NFPA 25, the Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems, is a good example of a well-established standard used in many locations. But it is not the only such document in existence. FM Global Property Loss Prevention Data Sheet 2-81, Fire Protection System Inspection, Testing and Maintenance, is one example. EN 12845-1, the European standard for the design, installation, and maintenance of automatic sprinkler systems, is another. Other standards, regulations, and guidance documents can also provide users with a framework for maintaining these critical systems. The specific requirements may vary, but the fundamental questions remain the same: What needs to be inspected, tested, and maintained? How often should those activities occur? Who is qualified to perform them? And what must happen when a deficiency is discovered?

Protecting the Investment and the People Inside

The bottom line is that inspection, testing, and maintenance of these systems can help protect not only the facility and the people inside it, but also the investment made in the system itself. Mechanical systems are always at risk of failure. Implementing a comprehensive ITM program is an important step toward defending against those failures while providing value at the same time. More importantly, ITM helps preserve the capability the system was originally designed and installed to provide, sometimes years or even decades after the installation was completed.

The installments ahead will explore the individual elements that transform a collection of inspection, testing, and maintenance activities into a comprehensive and effective ITM program.

References

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Jason Webb

Jason Webb is a fire protection industry affairs consultant and trainer with more than 35 years of experience. Before retiring from the fire service, he spent over a decade as an AHJ in a high-growth metropolitan fire department. He is an accomplished author and instructor, is active in ICC and NFPA, and sits on numerous codes and standards committees.

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