Low Point Draining "Winterization"
As others sit around enjoying the last rays of the summer sunshine, here at Vanco Fire, we are starting to think about preparing our client's properties for the coming cold season.
Dry pipe sprinkler systems are used in unheated warehouses, parking garages, store windows, attic spaces, loading docks, and other areas exposed to freezing temperatures, where water filled pipe cannot be utilized. As they can be exposed to freezing conditions, dry pipe sprinkler systems are susceptible to damage during freezing conditions if not properly prepared.
Due to temperature fluctuations throughout the year condensation can collect in the sprinkler pipes. This condensation can accumulate and when freezing conditions occur, will freeze and has the potential to create an ‘ice plug' in the pipe and crack the pipe. When the weather warms up again, the ice plug will thaw. The system will detect a change in the air pressure from the cracked pipe and cause the system to flood with water. The damaged area of the sprinkler system will leak with potential disastrous consequences to the building property as well as potentially activating the fire alarm.
To prevent these types of situations, it is necessary that all low point drains on a dry sprinkler system be drained at the onset of freezing conditions as per N.F.P.A. as stated below:
N.F.P.A. 25 - 13.4.4.3 Maintenance
13.4.4.3.2 Auxiliary drains in dry pipe sprinkler systems shall be drained after each operation of the system, before the onset of freezing weather conditions, and thereafter as needed.
Traditionally the Lower Mainland and Greater Vancouver area are fortunate to have mild winters, but even still, we do get temperatures that dip below freezing.
Be prepared. Sign up for Vanco Fire's Winterization Program for low point draining. Give the office a call at 604-944-0421 or email us at vancoservice@vancofire.com .
Our technicians will be out in full force starting in the middle of October. To drain the low points they will utilize specific drains, located at low points in your dry system, and using buckets, they will empty the water that has collected at these low points. As part of the procedure the technician will check the dry system valve (usually located in the mechanical room or water entry room) as well as the air compressor for correct operation.
(Please be aware that the draining of the low points does not prevent the possibility of future collection of moisture in the system - from condensation or tripping of the system - and therefore is not a guarantee against damage as a result of freezing).
How low points are drained.
Be prepared. Sign up for Vanco Fire's Winterization Program for low point draining. Give the office a call at 604-944-0421 or email us at vancoservice@vancofire.com .
