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A building owner has bought a large old warehouse and in about 6-8 months will convert it into educational spaces. They've asked if over the winter they could drain down the large wet sprinkler system as they aren't planning on heating the space or occupying the building during that time.
I recommended against it since they'd be without protection during that entire time and a fire could result in a total loss of the building. I also suggested they speak with their property insurer, couldn't store anything in the building, and would need to talk with the fire department as it would be a system impairment. Aside from that, what other barriers would they come across? What would you have recommended? Posted anonymously for discussion. Discuss This | Submit Your Question | Subscribe
8 Comments
Jon Hatcher
10/17/2019 10:25:36 am
It sounds like you've addressed the main concerns - the AHJ and the Owner's insurance carrier. Aside from those, it should be stressed that it can be challenging to get the water completely drained from any wet system (drops, outriggers, etc.). Also, MIC growth can accelerate when systems are left "dry" for long periods of time - that would be a concern if they intend to keep any portions of the existing sprinkler piping in their upcoming remodel.
Kelly
10/18/2019 07:22:40 am
Besides MIC, just plain old chemical reaction corrosion would accelerate in a drained system. There will always be moisture left in the pipes and when drained there is way more oxygen to speed up the process.
DAT HUYNH
10/17/2019 10:28:38 am
Cheaper to provide heat than provide fire watch if the Owner drain down the the sprinkler system. my 2 cents
Matthew King
10/17/2019 10:36:44 am
Sounds like you covered it. See NFPA 13 A26.23.1.1.
Patrick Drumm
11/3/2019 07:19:47 pm
What year are you referencing here Matthew?
Mike
10/17/2019 10:47:22 am
If this is a change in occupancy, wouldn't it go through the whole building plan review process and perhaps require a dry pipe system?
sean
10/20/2019 08:03:26 pm
Removing the sprinkler protection is grounds for removing occupancy.
Jeff Rocko
10/5/2025 11:52:06 pm
I don’t know how big the system is but just go the extra mile to get all water out and just take some Vicks apart to make shore all water out of main a leave open. More than likely you will have to pitch the main just temporarily a leave Vicks open a water out of drops . By code the heads will have to be replaced with new heads. System will not rotten but i have seen a lot of old systems that are already rotten at the groves just because it’s old even when they are still in service. You will have to heat tap incoming supply to vale so that doesn’t freeze or turn off street valve and take vale out and put a hose down to the underground an then use your hydro pump an suck out all the water. Your valve is still good an just mark all the Vicks you left apart they will need to replace and drops open like I said just how old is the system rotten grooves are typically in dry system.in schedule 10 pipe so you should be good.because it’s a wet system it sounds like a lot of work but it depends on how big the system is.but it’s easy since the building is not occupied Leave a Reply. |
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