Fire Sprinkler

[Jim Luttrall]

Just had a new issue today that I thought I would pass along.
Two year old bank owned attached town house with a fire sprinkler system that was "winterized" but still showed pressure on the sprinkler pressure gauge.
Since fire sprinklers are not my strong suit, I called the Fire department. I was told that virtually all residential systems are "wet pipe" and must be protected from freezing.
I did not ask, but I am guessing the fire department would not be too happy to have the sprinkler system drained and winterized even if the winterization company had the license to touch the sprinkler system.
This system did have flow the alarm, not sure how draining would affect that.

I guess with the water off at the street, damage would be limited to the system itself and what little water remains in the lines, but with the new requirements for residential sprinklers, maybe the banks will see the light and just keep the heat on instead of spending more money to winterize properties.

[Rick Hurst]

Jim,

My experience with the fire sprinklers on the larger homes is that the system is on a separate water meter, which most guys who winterize wouldn't be shutting down.

rick

[Jim Luttrall]

This one appeared to have the domestic supply split off before continuing to the double check valve and alarm. Although, it is possible that there was another meter, I looked and did not locate it. I figured the check valve was holding pressure after the supply was turned off at the meter

[Jim Luttrall]

New system for me today, which had both iron pipe sprinklers in the attic of a attached town homes as well as the orange PVC serving the interior of the units which was buried under insulation as I have come to expect. There was fire sprinkler riser room serving the entire structure with what I can only assume was a dry system since it was installed in the attic with no insulation.
There was water damage in several area of the ceiling just below what appeared to be leaking joints in the iron pipe attic sprinkler system as well as below the uninsulated plastic pipe over the garage. If this was really a dry system I would not expect for water to be in the pipes.... hmm.
I deferred it out to a sprinkler specialist but I'm still looking for any continuing ed opportunities out there on sprinkler systems.

[Elliot Franson]

New system for me today, which had both iron pipe sprinklers in the attic of a attached town homes as well as the orange PVC serving the interior of the units which was buried under insulation as I have come to expect. There was fire sprinkler riser room serving the entire structure with what I can only assume was a dry system since it was installed in the attic with no insulation.
There was water damage in several area of the ceiling just below what appeared to be leaking joints in the iron pipe attic sprinkler system as well as below the uninsulated plastic pipe over the garage. If this was really a dry system I would not expect for water to be in the pipes.... hmm.
I deferred it out to a sprinkler specialist but I'm still looking for any continuing ed opportunities out there on sprinkler systems.

Mr. Luttrall: You should contact Mr. Grant Bell, PE with questions about these sytems. They are his specialty.

[Jim Luttrall]

Grant R. Bell, P. E. | GR Bell and Associates Inc. | Arlington, Texas | ASHI, American Society of Home Inspectors (http://www.ashi.org/homeinspectors/Texas/Arlington/52JH/)

Might this be the Mr. Bell you refer to?

[Nolan Kienitz]

Grant R. Bell, P. E. | GR Bell and Associates Inc. | Arlington, Texas | ASHI, American Society of Home Inspectors (http://www.ashi.org/homeinspectors/Texas/Arlington/52JH/)

Might this be the Mr. Bell you refer to?

JL,

That is the Grant Bell. He is a great guy. He twisted my arm to join ASHI many years ago and quite appreciative of that.

Grant is very good and as EF noted ... those systems are his specialty.