When a fire breaks out, public and affordable housing providers and residents need fire and safety equipment that’s in good working order.

The Housing Authority Insurance Group Risk Management Department has some practical solutions to help in that regard.

The minimum requirements for inspecting, testing, and maintaining an automatic sprinkler system are found in the 2008 edition of NFPA-25 – Inspection, Testing, and Maintenance of Water-based Fire Protection Systems. This information should only be used as a guideline. Proper professionals should be contacted to answer questions regarding specific equipment. A certified licensed contractor should perform and document major maintenance and test your automatic sprinkler system. There are weekly inspections and testing your maintenance staff should perform. Staff should be trained in proper inspection, testing, and maintenance techniques.

Definition

An inspection is a visual examination of the fire pump system. This is done to verify that the pump is free from physical damage and in working condition. Testing the fire pump is accomplished by conducting periodic checks of the system at required intervals. Maintenance is any work done to keep equipment in operating condition or to make repairs. Any repairs should be made as soon as possible to ensure that the pump will be in working condition. Maintenance should be performed in accordance with the manufacturer’s instructions.

Inspections

Weekly:

• Check the temperature of the room housing the fire pump. A minimum of 40 degrees should be maintained to ensure that the water in the pump does not freeze.
• Check the pump room to ensure that it is free of storage.
• Check the fire pump system visually to assure all devices appear normal and in good operating condition. Make sure suction, discharge, and bypass valves are open.
• Check the suction and discharge pressure gauges for damage.
• Check that controller power is on and the transfer switch is in the normal position.
• For diesel pumps, check the fuel level (not to be lower than 2/3 full) and battery conditions.

Testing

Weekly:

• Perform the fire pump operating test, also known as a no-flow condition test. This should be done for ten minutes for electric pumps and thirty minutes for diesel pumps.
• Record the system suction and discharge pressure gauge readings when the pump is running and when it is shut off.
• Check for unusual noise or vibration while running the test.
• Check that packing glands are set to allow adequate leakage (minimum of one drip per second when the pump is not running, and dripping when it is running in an amount that will not create a housekeeping problem).
• Check the controller timer for proper shutdown of the pump.
• Make sure that control alarms function properly.

Annually:

• Conduct pump performance test (flow test to verify pump performance with manufacturer’s original pump curve). These tests should be done under minimum, rated, and peak flows of the fire pump by controlling the quantity of water discharged through approved test devices.
• Verify the pump speed at each flow.
• Record the suction and discharge pressure at each flow.
• Verify setting of relief valve.
• Operate water flow and alarm switches.
• Maintain valves in an open and locked position.

Maintenance

Annually:

• Service hydraulic system.
• Service mechanical transmission.
• Service motor.
• The electrical system, controller, and diesel engine components should be maintained to the manufacturer’s specifications.

Records should be kept on file of all maintenance, inspections, and tests performed.