Engineering Services and Real Estate, S.

A of
C.V.

Av. MIGUEL de CERVANTES SAAVEDRA

No. 301, TERRET BUILDING, TOWER
NORTH FLOOR 18, COL. GRANADA, DEL.
Miguel Hidalgo, Mexico City, D.F.
11520

June 14, 2015

 Poplar
598
Col. Patrimony
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Tel: 53 56 20
80
Fax: 53 56 19
40

The Automatic Sprinkler System Maintenance Program is

based on NFPA 13 (Automatic Sprinkler Systems) and NFPA 20 (Pumps)
Fire Protection) and NFPA 25 (Inspection, Testing, and Maintenance of Systems
based on Water).

INSPECTIONS: An inspection is a visual examination of the System

Sprinklers to verify that they are in operating condition and free of damage
Physical. Visual inspection is generally carried out in each plant by walking through.
the protected areas. To record the results of the inspection, will be used
the Inspection Questionnaires that are shown at the end of this chapter.

WEEKLY: For the Sprinkler Systems:

Inspection of all Control valves (If they are sealed)
All water supply valves will be inspected to
check that they are open.
The sprinklers will be inspected to ensure they are not damaged.
blocked by stored materials that have not been painted or
canceled. (Note: to ensure the proper download of the sprinklers, you
will maintain a free distance below them of 18 inches (45.7
Fixing a strip of paper or plastic 18 inches long to the pipe
the sprinkler system helps remind warehouse users of the
maximum storage height

DRY PIPE SPRINKLER SYSTEM AND PREACTION:

Inspect the water and air pressure gauges. Ensure that the
water and air pressure is maintained within the appropriate range for each
particular system.
Record the pressure readings. It is recommended that normal pressure be noted.
on the manometer on a label tied to it. Any loss will be investigated.
of more than 10% pressure compared to the previous reading. Note: if the pressure of
air is monitored in a permanently occupied area, the manometers are
will be supervised monthly.
Inspect the dry pipe valve to ensure that all its
devices are in the correct position.
Inspect the dry pipe valve to ensure it is in good condition.
and without leaks.

MONTHLY: FOR ALL SPRINKLER SYSTEMS:

Sprinkler Maintenance Program Page 2 of 9

Automatics
 Poplar
598
Col. Patrimonio
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Tel: 53 56 20
80
53 56 19
40

Inspect all connections for the fire service. The connections

must be permanently accessible and visible. The lids and stoppers
they must be in their place and appear clean and undamaged and lubricated with a fine
graphite cover. The connection must be drained through the drip valve of the
check valve to prevent frost.
Inspect the control valves. (If they are interlocked or supervised
electrically.
All water supply valves will be inspected, including the
located on the street, to ensure that they are open.
Inspect the stock of spare sprinklers to ensure that:
Your type and number are correct (see Table 2 - 2C)
The appropriate key is available for each type of sprinkler.
Inspect the alarm devices to ensure that:
They are free from physical damage.
The electrical connections are correct.
Inspect the pressure gauges for:
Make sure that the pressure is within the correct range.
Make sure to measure the system's pressure.
Make sure that the manometer is in good condition.
Inspect the alarm valves to ensure they are not leaking.
delay chamber or in the drainage.

Table 2 - 2C: Collection of Spare Sprinklers.

Number of Sprinklers Installed Minimum Number of Replacement Sprinklers
1 – 300 6 (*)
301 – 1,000 12(*)
More than 1,000 24 (*)
Minimum 2 sprinklers for each type and temperature range of the installed sprinklers.
Note: A key for sprinklers will also be stored for each type of installed sprinkler.

ANNUAL:
Inspect the sprinklers to ensure they are free of:
Corrosion
Obstruction of the deflector
Strange materials (e.g. paint, plaster, etc.)
Physical damage.
Inspect the sprinkler pipes to ensure that:
They are in good condition
They are free from physical damage.
Don't leak
They do not show corrosion.
They are not misaligned.
They are not subject to external loads.

Sprinkler Maintenance Program Page 3 of 9

Automatics
 Poplar
598
Col. Heritage
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Tel: 53 56 20
80
53 56 19
40

Note: pipes in concealed spaces, such as above false ceilings, do not

require inspection.
- Inspect pipe supports and seismic restraints to ensure that:
They are not damaged
They do not exhibit corrosion.
Note: The clamps and support rods located in enclosed spaces,
such as false ceilings, do not require annual inspection.
Before the cold weather, inspect the building to ensure that each window,
door, skylight and other open spaces do not expose the pipes to frost.

EVERY 5 YEARS:
Internally inspect the wet pipe alarm valves. Verify
that all its components operate properly, move freely and
they are in good condition.
Internally inspect the check valves. Verify that all of them
components operate properly, move freely and are in good
conditions.

PIPE BLOCKAGE:
It is important that the piping network of the sprinkler system remains free of obstructions, therefore,
Periodically, the sprinkler systems, including valves and pipes, will be internally inspected. When they
If any unfavorable situation is detected, such as those described below, the facilities will be immediately examined.
and then every 5 years monitor:

A. Defective suction at the pump inlet when fed from a channel,

well or lake. The failure of the suction may be due to the introduction of waste.
inside the pump suction and in the pipes.
B. Waste and other obstructive materials are discharged when carried out the
water testing routines, such as the drainage test with 2-inch pipes
inches.
C. Residues are found during valve maintenance operations
of dry piping, check valves, and pumps.
D. Strong discoloration of the water during drainage tests with 2 pipes.
inches or when opening the inspection test connections.
E. When disconnecting a sprinkler.
F. Clogged pipes, which can occur when the system is modified or
after a system failure during a fire.
G. Drop in flow in underground collectors after installation or
Repair. Residues have been left in the pipe during its handling.
H. The repair of broken pipes can introduce debris into the system.
I. Frequent and false activations of the dry pipe valve(s).
A system is put into service after being idle for more than a year.

Sprinkler Maintenance Program Page 4 of 9

Automatics
 Poplar
598
Col. Patrimonio
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Tel: 53 56 20
80
53 56 19
40

K. There are reasons to believe that the pipes contain sodium silicate or its
derivatives.

TESTS: It is necessary to carry out various tests with the frequency that is
indicate below. The Inspection forms presented will be used
at the end of this chapter to record the evidence. The maintenance must
to be carried out immediately after failures are detected in the tests.

QUARTERLY: FOR ALL SPRINKLER SYSTEMS:

Flow test with the drainage pipe: First, the pressure is recorded that
mark the manometer at the bottom of the control valve. (Static pressure)
of water supply). Fully open the drainage pipe of two
inches, after the flow stabilizes, record the pressure again that
mark the manometer. (This is the residual pressure of the water supply). If
pressure readings vary significantly from those taken elsewhere
occasions, it means that something is functioning abnormally in the supply of
water, just like a closed valve or obstructed pipe. Pressure losses
More than 10% must be investigated immediately to determine the cause.
The effect that the drop in pressure may have must also be determined on
the operation of the sprinkler system, to ensure that the system
will function satisfactorily.

WET PIPE SYSTEM:

Water flow alarm test. Test the alarm by opening the connection of
inspection test. Which simulates the flow of water through a sprinkler and
it will activate the water motor of the alarm as well as the flow switch or the
pressure switch. Ensure that the water flow does not damage the installation.

DRY PIPE SYSTEM:

Low air pressure alarm test.

This test is performed as indicated below:

Close the water supply valve so that it does not trigger
accidentally the system.
2. Slowly release the air from the system by slowly opening the valve
inspection test.

Sprinkler Maintenance Program Page 5 of 9

Automatic
 Poplar
598
Col. Patrimonio
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Tel: 53 56 20
80
Fax: 53 56 19
40

3. The low air pressure alarm will sound when the pressure drops to the
limit set by the manufacturer. Do not allow the pressure to drop.
sufficient to trigger the dry pipe valve. Notes the
air pressure at which the low air pressure alarm is triggered.
4. Ensure that after the test, the supply valve is opened.
of air to the system and that the air pressure returns to its normal state,
then reopen the water supply valve.
Water flow test of the alarm:

Open the alarm bypass valve. The use of the inspection test connection is not recommended as
the control valve can be triggered.

Check the water priming level.

Slowly open the water level test valve. If water comes out, the level of
brewing water is suitable. If no water comes out, close the valve and add water.
the priming funnel.

CONTROL VALVE:
Open the valve until a certain bending or twisting in the axis is detected.
Operation. Close the valve a quarter turn to prevent blockages.
Note: The rising stem gate valves and fixed bridge (OS&Y Over Screw & Yoke)
and the gear-operated butterfly valves do not require testing
semester.

SEMESTRAL: DRY PIPE SYSTEM:

Test the quick opening devices if the system is equipped with
accelerator, see the manufacturer's recommendations.

PRE-ACTION SPRINKLER SYSTEMS:

Test the correct functioning of the fire detection system. See the
Chapter 1 for more information.

ANNUAL: WET PIPE SPRINKLER SYSTEMS:

Freezing point test of the antifreeze solution (if it exists). It
carry out using the specific weight measurement with a hydrometer or
refractometer. (Use Table 2 - 2a and 2 - 2b for normal measurements with a
hydrometer). Adjust the solution, if necessary, to maintain the point of
freezing of the solution below the estimated minimum temperature.

DRY PIPE SPRINKLER SYSTEMS:

Sprinkler Maintenance Program Page 6 of 9

Automatic
 Poplar
598
Col. Patrimonio
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Phone: 53 56 20
80
Fax: 53 56 19
40

Dry pipe valve test firing.

The firing of each dry pipe valve will be tested, including the devices of
quick opening, if any. This test will be conducted in spring after the time of
frosts.
Before conducting the test, the main drainage valve will be fully opened and will
it will let the water flow until it comes out clean. If there is any hydrant connected to the
water supply system, the water will be allowed to flow in it, before opening the valve
drainage. It is done to reduce the amount of waste that may enter the system.
pipes.
The test will be conducted with the water supply shut-off valve slightly
open. As soon as the control valve jumps, the valve will immediately close.
cut to prevent the system from flooding with water. (Caution. Some valves of
Dry pipes will not operate properly without an adequate water flow to lift.
completely the valve's flap). The valve's actuation is performed through the
opening of the inspection test valve, which allows for the decrease in pressure
of air inside the system.
After the test, open the drainage valve of the 2-inch pipe and drain the
system. Remove the valve cover and clean its interior. Replace the damaged parts.
reassemble the valve and put on the cap. Add priming water and open the supply of
air to pressurize the system. When the air pressure in the system has reached its
adequate level, open the 2-inch drainage pipe to reduce the possibility of
water hammer that triggers the valves, then slowly open the shut-off valve
of the water supply. When the shut-off valve is fully open, close
slowly the 2-inch drain valve.
Internal inspection of the dry pipe valve.

Check that all components operate properly, move freely, and are in good condition.
conditions.
Test of the compressed air supply equipment. Follow the
manufacturer's instructions.
Internal inspection of the pre-action valve. Verify that all
components operate properly, move freely and are in good condition
conditions.
Test firing of pre-action systems. Please refer to the instructions.
from the manufacturer.

EVERY 3 YEARS:
Dry pipe valve test.

The test will be conducted with the water supply valve fully open. The
The test will be considered complete when clean water flows through the test connection.
inspection.
A full test of the shooting will be carried out when the sprinkler system is
modify or expand.

Sprinkler Maintenance Program Page 7 of 9

Automatics
 Poplar
598
Col. Heritage
Familiar
Engineering Services and Properties, S.A. de C.V. 02980, Mexico,
D.F.
Tel: 53 56 20
80
53 56 19
40

EVERY 5 YEARS: For all Sprinkler Systems:

Testing of pressure gauges. The pressure gauges will be tested by comparison with one
calibrated. The manometers that deviate by more than 3% will be re-calibrated or
replaced.
If necessary, clean the pipes with a water jet.

EVERY 20 YEARS: ALL SYSTEMS WITH QUICK RESPONSE SPRINKLERS:

Test a representative sample of Quick Response Sprinklers. Repeat to
intervals of 10 years.

EVERY 50 YEARS:
Remove a representative sample of sprinklers and replace them with new ones.
Send the removed sprinklers to a laboratory to be tested according to NFPA.
25. If the sprinklers fail during the test, all the sprinklers must
change for new ones with the same characteristics. After the test
For 50 years, this will repeat every 10 years.

Note: A representative sample consists of the larger of:

A. Two sprinklers per floor or individual rise.
B. No less than 4 sprinklers or 1% of the number of sprinklers per system
individual, whichever is the greater number.

Note: All sprinklers manufactured before 1920 must be replaced.

MAINTENANCE: Maintenance is a necessary task to keep

the operational teams. Repairs in the protection systems against
fires must be immediate to ensure they will work
correctly when necessary. Use, for the registration of operations
of maintenance, the Maintenance Forms at the end of the chapter.

QUARTERLY:
. Test the valves with position indicators and the rising spindle and bridge valves.
fixed (OS&Y). Test the valves throughout their range and return them to the position
normal. When opened, the steering wheel should be turned until resistance is felt
in the spindle, this ensures that the spindle has not detached from the gate
of the valve. The handle must turn a quarter turn from the position of
total opening to prevent blockages. Re-lock the valve
adequately.

ANNUAL: ALL SPRINKLER SYSTEMS:

Sprinkler Maintenance Program Page 8 of 9

Automatics
 Cottonwood
598
Col. Patrimonio
Familiar
Engineering Services and Real Estate, S.A. de C.V. 02980, Mexico
D.F.
Phone: 53 56 20
80
Fax: 53 56 19
40

. Lubrication of all the valve stems.

It will be applied to the stems, graphite or graphite with light oil.

The valve must open and close to distribute the lubricant in the shafts.
. Clean the filters if available. Requires shutting off the supply of
water and the removal of the filter to clean it. Some filters are self-cleaning and do not
they require more than the simple turning of a wheel.

DRY PIPE SPRINKLER SYSTEMS:

. Drain all the low drainage points. The drainage must be repeated daily.
until the condensation disappears.
. Replace the sprinklers and spray nozzles in the kitchens and their
suction ducts.

Note: Sprinklers or nozzles that are not coated with grease do not need to be replaced.

DATA COLLECTION RECORD:

All data obtained during inspection operations, tests and must be stored.
maintenance. The forms have space to record the necessary information.
It is also recommended that:

a) Each control valve will have a card attached with the date of when the
valve was sealed or locked.
b) Each alarm, dry valve, pre-action, or deluge will have a card attached.
with the date and the information of the maintenance performed on the valve.

Sprinkler Maintenance Program Page 9 of 9

Automatic