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How to Avoid Fire Sprinkler Water Damage
Fire sprinkler water damage can happen when a sprinkler head, fitting or pipe leaks, freezes, becomes damaged or operates unexpectedly. Although property owners sometimes worry that a smoke alarm will cause every sprinkler to open, modern sprinkler systems do not normally work that way.
Individual sprinkler heads respond to heat at their location. In residential systems, common sprinkler temperature ratings are often around 57°C to 74°C (135°F to 165°F), although the actual rating depends on the sprinkler and system design. Smoke, steam or the sound of a smoke alarm alone does not normally activate a sprinkler head.
Even so, sprinkler piping contains water under pressure. Therefore, proper installation, inspection and maintenance remain important if you want to reduce the chance of an unexpected leak or discharge.
What Can Cause Fire Sprinkler Water Damage?
Excessive Heat and Sprinkler Water Damage
A sprinkler installed too close to a heater or another unusual heat source may experience temperatures that were not expected when the system was designed. Likewise, changes to equipment or the way a room is used can affect conditions around existing sprinklers.
If you install new heaters, commercial cooking equipment or other significant heat-producing equipment, have a qualified fire-protection professional review the sprinkler arrangement. Do not simply move or alter sprinkler heads yourself.
Corrosion and Fire Sprinkler Leak Damage
Corrosion can affect sprinkler heads, piping, fittings and other components over time. In addition, damaged or deteriorated parts may increase the risk of leaks or interfere with proper sprinkler performance.
Ontario’s Fire Code requires sprinkler systems to remain in operating condition and includes inspection and maintenance requirements. You can review the applicable requirements in the Ontario Fire Code.
Rust, staining, visible damage or recurring moisture around sprinkler components should not be ignored. Arrange an inspection rather than attempting a temporary repair.
Freezing and Sprinkler System Water Damage
Toronto and the GTA regularly experience below-freezing winter temperatures. If sprinkler piping or system components sit in an area that is vulnerable to freezing, ice expansion can damage pipes, fittings or valves.
For this reason, sprinkler systems need the correct design for the building conditions. Heated spaces, insulation, dry-pipe systems and other approaches may be used depending on the property and system.
If you notice frozen or damaged sprinkler piping, do not use an open flame or improvised heating method to thaw it. Contact a qualified fire-sprinkler contractor instead.
Physical Damage to Fire Sprinkler Heads
Sprinkler heads can also suffer damage during renovations, moving, storage or routine building work. A ladder, piece of equipment or stored object can strike a sprinkler and damage the operating element.
Never hang decorations, cables, tools or other objects from sprinkler piping or heads. In addition, avoid painting sprinkler heads, because paint can interfere with their proper operation.
Improper Installation and Sprinkler Water Damage
A sprinkler system should match the building and occupancy where it operates. Poor installation, unauthorized alterations or incompatible replacement parts can create future problems.
Sprinkler repairs and alterations should be completed by qualified professionals using the appropriate system standards. This is especially important when renovating ceilings, changing walls or modifying mechanical equipment near sprinkler piping.
How to Prevent Sprinkler Water Damage
Prevent Fire Sprinkler Water Damage with Regular Inspections
Look for obvious problems such as corrosion, damaged heads, water stains, leaks or items obstructing sprinkler discharge. However, a visual check does not replace the inspections, testing and maintenance required for the system.
Ontario’s Fire Code includes requirements for checking sprinkler heads for conditions such as damage and corrosion. Therefore, building owners and managers should keep required inspection and maintenance records up to date.
Protect Sprinklers During Renovations
Renovation work creates an easy opportunity to accidentally damage sprinkler components. Before construction starts, identify sprinkler heads and exposed piping in the work area.
Contractors should avoid striking, painting or using sprinkler piping as a support. If the renovation changes ceilings, walls, room layouts or heat-producing equipment, have the sprinkler system reviewed as part of the project.
Prevent Sprinkler Water Damage From Freezing
Cold areas deserve extra attention before winter. For example, loading areas, garages, roof spaces and other less-heated parts of a building may need additional protection depending on the sprinkler-system design.
Freezing prevention should be handled before temperatures drop, not after a pipe has already burst.
Do Not Disable the Fire Sprinkler System
A sprinkler control valve is a life-safety component, so it should not be casually closed to prevent a possible leak. During an actual fire, Ontario’s Fire Code says sprinkler control valves should not be closed until the fire has been extinguished or the fire department considers it under control.
If a sprinkler discharges accidentally and there is clearly no fire, contact building management, the fire-protection contractor or emergency services as appropriate and follow the proper shutdown procedure. Do not leave the sprinkler system disabled after the emergency.
What to Do After Fire Sprinkler Water Damage
Confirm There Is No Active Fire Emergency
Before treating the incident as a plumbing or water-damage problem, make sure there is no active fire or other life-safety emergency. If there is any doubt, contact emergency services.
Stop Fire Sprinkler Leak Damage Safely
Once the situation is confirmed as a sprinkler-system failure rather than a fire response, an authorized person can arrange the appropriate system shutdown and repair.
Meanwhile, move contents away from spreading water when you can do so safely. Also, use containers to collect smaller leaks if this can be done without touching electrical equipment or damaged sprinkler components.
Begin Sprinkler Water Damage Extraction and Drying
Sprinkler water can travel through ceilings, wall cavities, flooring and insulation. As a result, removing only the visible surface water may not be enough.
Professional water damage restoration may include extraction, moisture inspection, structural drying and monitoring of affected materials.
Check for Hidden Sprinkler System Water Damage
Water released from an overhead sprinkler can spread across ceiling assemblies before dripping into the room below. Therefore, technicians may need to inspect drywall, insulation, flooring and nearby wall cavities.
Visible water may disappear long before concealed materials are dry. Moisture readings can help identify areas that still require attention.
Repair the Fire Sprinkler System Before Final Restoration
Drying the building is only one part of the recovery. The sprinkler leak, damaged head, frozen pipe or other system problem also needs proper repair before the restoration is complete.
GTA Restoration can assist with water extraction and structural drying, while an appropriate fire-protection contractor can address the sprinkler system itself.
Fire Sprinkler Water Damage Emergency?
GTA Restoration provides 24/7 water extraction, moisture inspection and structural drying throughout Toronto and the GTA.
Confirm there is no active fire emergency first, then address the sprinkler failure and water damage as quickly as conditions safely allow.
Learn More
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