COLD WEATHER FREEZE-UP

Cold weather freeze-ups can damage or place vital fire protection systems out of service. Sprinkler pipe breakage from water freeze-ups may result in major water damage to building/contents, business interruption due to clean up, damaged equipment and repairs as well as physical harm to persons below the area during pipes bursting and impaired automatic sprinkler system leaving a major portion of your facility without fire protection. A fire during this situation may result in a major loss.

“Modern sprinkler systems are very efficient, extinguishing approximately 96% of all fire before firefighters arrive at the scene.” (1)

In the interest of maintaining sprinkler protection in your property, building owners and tenants are urged to give immediate attention during the early fall, prior to cold weather. All key personnel should be trained and knowledgeable of freeze protection and emergency preparedness procedures. Utilize the Winter Weather Emergency Checklist to ensure a prompt and efficient transition from normalcy to emergency operations and back to normalcy during a winter weather event.

Additional proactive actions are as follows:

Building temperature should be maintained @ 40° F or higher,
monitored and documented

• Key personnel should perform Freeze Protection inspections and train in shutdown procedures
• A working Contingency Plan with contractors and suppliers should be in affect for each location
• Pre-Emergency planning for fire, water damage and snow removal should be planned established
• Service regularly all boilers, furnaces, heaters and flues
• Post a 24 hour watch on the building
• No smoking policy should be strictly enforced, safeguard any flammable or combustible liquids

 Water Supplies

• Tanks should not leak and pressure should be checked
• Water temperature should remain at 42°F or above
• Fire hydrants checked for proper drainage by outside contractor or water department
• Site of buried sprinkler control valves and valve pits should be marked subject to heavy snowfall
• Fire pump room should not drop below 70°F
• Post indicator valve, OS&Y valve, test header to pump inspected by outside qualified contractor

Wet Pipe Sprinkler Systems

• All areas of buildings with sprinkler systems should maintain temperature of 40° F or above
• Cold-weather valves should be closed, all others should remain open
• Windows, skylights and doors should be in good condition and seal tightly
• Check and record minimum temperatures with thermometer

Dry Pipe Systems

• Dry lines should be checked for proper drainage, trapped water can freeze and cause breakage
• Check drains located in cold places for freezing frequently during cold weather
• Dry-valve clapper should be in good repair, properly set, heating arrangement maintained at 40°F or above
• Low air pressure alarms should be provided, calibrated and connected to constantly attended location
• Low pressure switches should be set at 5 psi, above trip point of dry pipe valve
• Air pressure checked regularly with records maintained to indicate normal pressure
• Air drying equipment available to supply air to system as designed

**Never attempt to thaw piping using a blow torch or open flame**

 “Propane torch used to thaw pipes ignites insulation - Alberta , Canada - Maintenance workers using a propane torch to thaw a frozen pipe in a 42 unit apartment building unintentionally ignited cellulose insulation in concealed ceiling spaces. Despite their efforts to control the fire with a dry-chemical fire extinguisher, the fire eventually destroyed the building.” (2)

For more information on Freeze Protection or Winter Weather Precautions, or any additional safety information, please log on to our loss control website and register at www.losscontrol.com

(1) www.hcc.hawaii.edu~jkemmler/chapter9.htm

(2) NFPA Journal®, March/April 2004