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Drain Down Sprinkler System in Empty Building?

10/17/2019

7 Comments

 
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
7 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.

Reply
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.

Reply
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

Reply
Matthew King
10/17/2019 10:36:44 am

Sounds like you covered it. See NFPA 13 A26.23.1.1.

Reply
Patrick Drumm
11/3/2019 07:19:47 pm

What year are you referencing here Matthew?

Reply
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?

Reply
sean
10/20/2019 08:03:26 pm

Removing the sprinkler protection is grounds for removing occupancy.

Reply



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  • Blog
  • Forum
  • THE TOOLKIT
    • SUBMIT AN IDEA
    • BACKFLOW DATABASE*
    • CLEAN AGENT ESTIMATOR*
    • CLOUD CEILING CALCULATOR
    • DOMESTIC DEMAND*
    • FIRE FLOW CALCULATOR*
    • FIRE PUMP ANALYZER*
    • FIRE PUMP DATABASE*
    • FRICTION LOSS CALCULATOR
    • HANGER SPACER*
    • IBC TRANSLATOR*
    • K-FACTOR SELECTOR*
    • NFPA 13 EDITION TRANSLATOR ('19 ONLY)
    • NFPA 13 EDITION TRANSLATOR ('99-'22)*
    • LIQUIDS ANALYZER*
    • OBSTRUCTION CALCULATOR
    • OBSTRUCTIONS AGAINST WALL*
    • PLUMBING FIXTURE COUNTS
    • QUICK RESPONSE AREA REDUCTION
    • REMOTE AREA ANALYZER*
    • SPRINKLER DATABASE*
    • SPRINKLER FLOW*
    • SYSTEM ESTIMATOR*
    • TEST & DRAIN CALCULATOR
    • THRUST BLOCK CALCULATOR
    • TRAPEZE CALCULATOR
    • UNIT CONVERTER
    • VOLUME & COMPRESSOR CALCULATOR
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