NFPA 25 Chapter 4

General Requirements

4.1 Responsibility of Property Owner or Designated Representative.

4.1.1 Responsibility for Inspection, Testing, Maintenance, and Impairment.

The property owner or designated representative shall be responsible for the proper inspection, testing, maintenance, and impairment management of water-based fire protection systems in accordance with this standard.

4.1.1.1

Inspection, testing, maintenance, and impairment procedures shall be implemented in accordance with those established in this document and in accordance with the manufacturer’s instructions.

4.1.1.2

The property owner or designated representative shall have manufacturers’ literature available to provide specific instructions for inspecting, testing, and maintaining valves and associated equipment.

4.1.1.3

Inspection, testing, and maintenance shall be performed by qualified personnel.

4.1.1.3.1

Qualified personnel shall meet at least one of the following qualifications:

1.      Meets the requirements and training for a given field acceptable to the authority having jurisdiction

2.      Is certified by a nationally recognized fire protection certification organization acceptable to the authority having jurisdiction

3.      Is registered, licensed, or certified by a state or local authority to perform inspection, testing, and maintenance of water-based fire protection systems

4.1.1.4

The owner shall coordinate with the entity conducting the inspection, testing, and maintenance activities to minimize any water damage caused by the discharge of water.

4.1.1.5

Where the property owner or designated representative is not the occupant, the property owner or designated representative shall be permitted to delegate the authority for inspecting, testing, maintenance, and the managing of impairments of the fire protection system to a designated representative.

4.1.1.6

Where a designated representative has received the authority for inspecting, testing, maintenance, and the managing of impairments, the designated representative shall comply with the requirements identified for the property owner or designated representative throughout this standard.

4.1.2 Freeze Protection.

The property owner or designated representative shall ensure that water-filled piping is maintained at a minimum temperature of 40°F (4°C) unless an antifreeze solution complying with Chapter 5 is utilized.

4.1.2.1

All areas of the building containing water-filled piping that does not have another means of freeze protection shall be maintained at a minimum temperature of 40°F (4°C).

4.1.2.2

The requirements of 4.1.2 shall not apply where water-filled piping is located in unconditioned building spaces or areas outside the building envelope and are not subject to freezing.

4.1.2.3

Aboveground water-filled pipes that pass through open areas, cold rooms, passageways, or other areas exposed to temperatures below 40°F (4°C), protected against freezing by insulating coverings, frostproof casings, listed heat tracing systems, or other reliable means, shall be maintained at temperatures between 40°F (4°C) and 120°F (48.9°C).

4.1.2.4

Where other approved means of freeze protection for water-filled piping as described in 4.1.2.3 are utilized, they shall be inspected, tested, and maintained in accordance with this standard.

4.1.2.5

Valve enclosures for preaction valves, deluge valves, and dry pipe valves subject to freezing shall be inspected daily during cold weather to verify a minimum temperature of 40°F (4°C).

4.1.2.5.1

Valve enclosures equipped with low-temperature alarms shall be allowed to be inspected weekly.

4.1.2.5.2

Low-temperature alarms, if installed in valve enclosures, shall be inspected annually toward the beginning of the heating season prior to the onset of freezing conditions to verify that they are free of physical damage.

4.1.3 Accessibility.

The property owner or designated representative shall provide ready accessibility to components of water-based fire protection systems that require inspection, testing, and maintenance.

4.1.4 Notification of System Shutdown or Testing.

The property owner or designated representative shall notify the authority having jurisdiction, the fire department, if required, and the alarm-receiving facility before testing or shutting down a system or its supply.

4.1.4.1

The notification of system shutdown or test shall include the purpose for the shutdown or test, the system or component involved, the estimated time of shutdown or test, and the expected duration of the shutdown or test.

4.1.4.2

The authority having jurisdiction, the fire department, and the alarm-receiving facility shall be notified when the system, supply, or component is returned to service or when the test is complete.

4.1.4.3

Where a nitrogen supply is used as part of the dry pipe or preaction system design in accordance with NFPA 13, it shall be maintained, repaired, or replaced with a nitrogen supply capable of maintaining design concentrations.

4.1.5 Corrections and Repairs.

4.1.5.1

The property owner or designated representative shall correct or repair deficiencies or impairments.

4.1.5.1.1

Upon discovery of any component and equipment under recall or replacement programs by the owner’s maintenance personnel, designated representative, or contractor, the owner shall be notified in writing.

4.1.5.1.2

The property owner or designated representative shall correct, remedy, repair, or replace components and equipment under recall or replacement program.

4.1.5.2

Corrections and repairs shall be performed by qualified personnel.

4.1.6 Changes in Occupancy, Use, Process, or Materials.

The property owner or designated representative shall not make changes in the occupancy, the use or process, or the materials used or stored in the building without evaluation of the fire protection system(s) for its capability to protect the new occupancy, use, or materials.

4.1.6.1

The evaluation required by 4.1.6 shall not be considered part of the normal inspection, testing, and maintenance required by this standard.

4.1.6.2

The evaluation shall consider factors that include, but are not limited to, the following:

1.      Occupancy changes such as converting office or production space into warehousing

2.      Process or material changes such as metal stamping to molded plastics

3.      Building revisions such as relocated walls, added mezzanines, and ceilings added below sprinklers

4.      Removal of heating systems in spaces with piping subject to freezing

5.      Changes to the storage method, arrangement, height or commodities

6.      Changes in water supplies

4.1.7 Addressing Changes in Hazard.

4.1.7.1

Where changes in the occupancy, hazard, water supply, storage commodity, storage arrangement, building modification, or other condition that affects the installation criteria of the system are identified, the property owner or designated representative shall promptly take steps to evaluate the adequacy of the installed system in order to protect the building or hazard in question.

4.1.7.2

Where the evaluation reveals that the installed system is inadequate to protect the building or hazard in question, the property owner or designated representative shall make the required corrections.

4.1.7.3

Corrections shall be approved.

4.1.8 Control Valve Location.

The location of control valves shall be identified at the system riser or other approved location(s).

4.1.9 Information Sign.

4.1.9.1

A permanently marked metal or rigid plastic information sign shall be placed at each system riser.

4.1.9.2

Each sign shall be secured with a corrosion-resistant wire, chain, or other approved means and shall indicate at least the following information:

1.      Location of the area served by the system

2.      Location of auxiliary drains and low-point drains for dry pipe and preaction systems

3.      Presence and location of antifreeze or other auxiliary systems

4.      Presence and location(s) of heat tape

5.      Location of control valves as required by 13.3.1.1

4.1.10 Antifreeze Information Sign.

An antifreeze information sign shall be placed on the antifreeze system control valve indicating the manufacture type and brand of the antifreeze solution, the concentration by volume of the antifreeze solution used, and the volume of the antifreeze solution used in the system.

4.1.11 Impairments.

4.1.11.1

Where an impairment to a water-based fire protection system occurs or is identified during inspection, testing, or maintenance activities, the procedures outlined in Chapter 15 shall be followed, including the attachment of a tag to the impaired system.

4.1.11.2

Where a water-based fire protection system is returned to service following an impairment, the system shall be verified to be working properly by means of an appropriate inspection or test as described in the table “Summary of Component Replacement [Action] Requirements” in the applicable chapters of this document.

4.2 Manufacturer's Corrective Action.

Manufacturers shall be permitted to make modifications to their own listed product in the field with listed devices that restore the original performance as intended by the listing, where acceptable to the authority having jurisdiction.

4.3 Records.

4.3.1

Records shall be made for all inspections, tests, and maintenance of the system and its components.

4.3.1.1

Records shall be maintained by the property owner.

4.3.1.2

Records shall be permitted to be stored and accessed electronically.

4.3.2

Records shall indicate the following:

1.      The procedure/activity performed (e.g., inspection, test, or maintenance)

2.      The organization that performed the activity

3.      The required frequency of the activity

4.      The results and date of the activity

5.      The name and contact information of the qualified contractor or owner, including the qualified personnel performing the activity

4.3.3

Records shall be made available to the authority having jurisdiction upon request.

4.3.4

As-built system installation drawings, hydraulic calculations, original acceptance test records, and device manufacturer’s data sheets shall be retained for the life of the system.

4.3.5

Inspection, testing, and maintenance records shall be retained for a minimum period of 1 year after the next inspection, test, or maintenance of that type required by the standard.

4.4 Water Supply Status.

During inspection, testing, and maintenance, water supplies, including fire pumps, shall remain in service unless under constant attendance by qualified personnel or unless impairment procedures in Chapter 15 are followed.

4.5 Inspection.

System components shall be inspected at intervals specified in the appropriate chapters.

4.6 Testing.

4.6.1

All components and systems shall be tested to verify that they function as intended.

4.6.1.1

When automated testing in accordance with 4.6.6 is being utilized, the testing shall be observed at a minimum frequency of once every 3 years.

4.6.1.2

Where the automated testing cannot be visually observed, the testing shall be conducted manually at a minimum frequency of once every 3 years.

4.6.2

The frequency of tests shall be in accordance with this standard.

4.6.3

Fire protection system components shall be restored to full operational condition following testing, including reinstallation of plugs and caps for auxiliary drains and test valves.

4.6.4

Test results shall be compared with those of the original acceptance test (if available) and with the most recent test results.

4.6.5

When a component or subsystem is adjusted, repaired, reconditioned, or replaced, it shall be tested in accordance with the original acceptance test required for that subsystem or the requirements where specified by the standard.

4.6.6 Automated Inspection and Testing.

4.6.6.1

Automated inspection and testing procedures performed in accordance with the requirements in this standard shall be permitted to be used.

4.6.6.2

Automated inspection equipment that meets the intent of a required visual inspection shall be permitted to replace the visual inspection.

4.6.6.3

Automated testing equipment shall produce the same action required by this standard to test a device.

4.6.6.4

The testing shall discharge water where required in this standard.

4.6.6.4.1

Automated testing equipment that does not discharge water for a test shall be permitted except as required in 4.6.6.4.2.

4.6.6.4.2

The discharge shall be visually observed at a minimum frequency of once every 3 years.

4.6.6.5

Where required in this standard, personnel shall observe the testing and intervene in the testing procedures when necessary to prevent injury or property damage.

4.6.6.6

Automated test devices and equipment shall be listed for the purpose of the test being conducted.

4.6.6.7

Devices and equipment utilized to perform automated inspection and testing procedures that are not subjected to system pressure or are not integral to the operation of the system during a fire event shall not be required to be listed.

4.6.6.8

Failure of the testing equipment shall not impair the operation of the system unless indicated by a supervisory signal in accordance with NFPA 72​​.

4.6.6.9

Failure of a component or system to pass an automated test shall result in an audible and visual supervisory signal in accordance with NFPA 72 or other approved fire alarm code.

4.6.6.10

Failure of automated inspection and testing equipment shall result in a trouble signal in accordance with NFPA 72​​.

4.6.6.11

Failure of a component or system that impairs the system shall require that impairment procedures be followed.

4.6.6.12

The testing frequencies of this standard shall be maintained regardless of the functionality of the automated testing equipment.

4.6.6.13

A record of all inspections and testing shall be maintained in accordance with 4.3.2.

4.6.6.14

The results of automated inspections and testing shall be analyzed by qualified personnel.

4.7 Performance-Based Compliance Programs.

Components and systems shall be permitted to be inspected, tested, and maintained under an approved performance-based program.

4.7.1

Performance-based programs shall have clearly identifiable goals and clearly define how the program meets those goals.

4.7.2

Compliance with an approved performance-based program shall be deemed as compliance with this standard.

4.7.3

The goals and goal achievement obtained with the approved performance-based program shall be reviewed a minimum of every 3 years and inspection, testing, and maintenance frequencies adjusted to reflect current conditions and the historical record.

4.7.4

The historical record shall be available for review by the authority having jurisdiction.

4.8 Maintenance.

Maintenance shall be performed to keep the system equipment operable.

4.9 Safety.

4.9.1 General.

Inspection, testing, and maintenance activities shall be conducted in accordance with applicable safety regulations.

4.9.2 Confined Spaces.

Legally required precautions shall be taken prior to entering confined spaces such as tanks, valve pits, or trenches.

4.9.3 Fall Protection.

Legally required equipment shall be worn or used to prevent injury from falls to personnel.

4.9.4 Hazards.

Precautions shall be taken to address any hazards, such as protection against drowning where working on the top of a filled embankment or a supported, rubberized fabric tank, or over open water or other liquids.

4.9.5 Hazardous Materials.

4.9.5.1

The property owner or designated representative shall advise anyone performing inspection, testing, and maintenance on any system under the scope of this document regarding hazardous materials stored on the premises.

4.9.5.2

Legally required equipment shall be used where working in an environment with hazardous materials present.

4.9.6 Electrical Safety.

4.9.6.1

Legally required precautions shall be taken when testing or maintaining electric controllers for motor-driven fire pumps.

4.9.6.2

At a minimum, the provisions of NFPA 70E or an approved equivalent shall be applied.

4.9.7 Accessibility.

4.9.7.1

Inspection of equipment installed in areas that are inaccessible for safety considerations due to process operations shall be inspected during each scheduled shutdown.

4.9.7.2

Where approved by the authority having jurisdiction, testing of equipment installed in areas that are inaccessible for safety considerations due to process operations shall be conducted during each scheduled shutdown.

4.9.7.3

Where a risk assessment demonstrates that a temporary condition will result in personnel safety being compromised, inspection and testing activities shall be delayed when approved by the authority having jurisdiction.