Construction Defects

Fire Sprinkler Pipe Freeze

Construction Defects

Fire Sprinkler Pipe Freeze

Construction Defects

Fire Sprinkler Pipe Freeze

A five-level apartment complex in the Salt Lake City area was in the final stages of construction when a fire-sprinkler pipe fitting located in the attic space froze, ruptured, and caused flooding in the lower floors.  EIS was assigned to perform a site inspection and evaluation of the piping installation to determine if any design or installation defects caused or contributed to the loss. 

Broken Fitting
Dry Fire-Sprinkler System Riser

The attic areas of the building were served by a dry fire-sprinkler system.  Dry systems are commonly used in unheated spaces where it is expected that the piping will be exposed to sub-freezing temperatures.  In such systems, the piping is filled with compressed air which keeps the main sprinkler valve from opening and allowing water to flow into the pipes.  When there is a sudden drop in air pressure, for instance when a sprinkler head is activated due to a fire, the main valve opens and water flows into the system.

The fire code requires that all fire suppression systems be hydrostatically tested; in other words, the piping system must be filled with water and pressurized.  Due to this requirement, the pipes of a dry fire suppression systems must all slope back to a drain so that the water applied during testing can be removed before the system is put into service. 

During the site inspection, EIS discovered that the piping in the vicinity of the broken pipe fitting was not properly sloped.  EIS determined that, due to the negative slope, water became trapped in the sprinkler pipe after hydrostatic testing.  When the outdoor temperature was substantially low, the water trapped in the pipe froze and broke the fitting, causing the main fire-sprinkler valve to open and flood the floors below.

Pipe Sloped In Wrong Direction

A five-level apartment complex in the Salt Lake City area was in the final stages of construction when a fire-sprinkler pipe fitting located in the attic space froze, ruptured, and caused flooding in the lower floors.  EIS was assigned to perform a site inspection and evaluation of the piping installation to determine if any design or installation defects caused or contributed to the loss. 

Broken Fitting

The attic areas of the building were served by a dry fire-sprinkler system.  Dry systems are commonly used in unheated spaces where it is expected that the piping will be exposed to sub-freezing temperatures.  In such systems, the piping is filled with compressed air which keeps the main sprinkler valve from opening and allowing water to flow into the pipes.  When there is a sudden drop in air pressure, for instance when a sprinkler head is activated due to a fire, the main valve opens and water flows into the system.

Dry Fire-Sprinkler System Riser

 

The fire code requires that all fire suppression systems be hydrostatically tested; in other words, the piping system must be filled with water and pressurized.  Due to this requirement, the pipes of a dry fire suppression systems must all slope back to a drain so that the water applied during testing can be removed before the system is put into service. 

During the site inspection, EIS discovered that the piping in the vicinity of the broken pipe fitting was not properly sloped.  EIS determined that, due to the negative slope, water became trapped in the sprinkler pipe after hydrostatic testing.  When the outdoor temperature was substantially low, the water trapped in the pipe froze and broke the fitting, causing the main fire-sprinkler valve to open and flood the floors below.

Pipe Sloped In Wrong Direction

A five-level apartment complex in the Salt Lake City area was in the final stages of construction when a fire-sprinkler pipe fitting located in the attic space froze, ruptured, and caused flooding in the lower floors.  EIS was assigned to perform a site inspection and evaluation of the piping installation to determine if any design or installation defects caused or contributed to the loss. 

Broken Fitting
Dry Fire-Sprinkler System Riser

The attic areas of the building were served by a dry fire-sprinkler system.  Dry systems are commonly used in unheated spaces where it is expected that the piping will be exposed to sub-freezing temperatures.  In such systems, the piping is filled with compressed air which keeps the main sprinkler valve from opening and allowing water to flow into the pipes.  When there is a sudden drop in air pressure, for instance when a sprinkler head is activated due to a fire, the main valve opens and water flows into the system.

The fire code requires that all fire suppression systems be hydrostatically tested; in other words, the piping system must be filled with water and pressurized.  Due to this requirement, the pipes of a dry fire suppression systems must all slope back to a drain so that the water applied during testing can be removed before the system is put into service. 

During the site inspection, EIS discovered that the piping in the vicinity of the broken pipe fitting was not properly sloped.  EIS determined that, due to the negative slope, water became trapped in the sprinkler pipe after hydrostatic testing.  When the outdoor temperature was substantially low, the water trapped in the pipe froze and broke the fitting, causing the main fire-sprinkler valve to open and flood the floors below.

Pipe Sloped In Wrong Direction