13.3.3.4.1 Responsibility of the Property Owner or Designated Representative

The property owner or designated representative shall be responsible for properly maintaining a water-based fire protection system. [25:4.1.1]

Inspection, testing, maintenance, and impairment procedures shall be implemented in accordance with those established in NFPA 25 and in accordance with the manufacturer's instructions. [25:4.1.1.1]

Inspection, testing, and maintenance shall be performed by qualified personnel. [25:4.1.1.2]

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. [25:4.1.1.3]

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 Code. [25:4.1.1.4]

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 approved antifreeze solution is utilized. [25:4.1.2]

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). [25:4.1.2.1]

The requirements of 13.3.3.4.1.2 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. [25:4.1.2.2]

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). [25:4.1.2.3]

Where other approved means of freeze protection for water-filled piping as described in 13.3.3.4.1.2.3 are utilized they shall be inspected, tested, and maintained in accordance with NFPA 25. [25:4.1.2.4]

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). [25:4.1.2.5]

The property owner or designated representative shall provide ready accessibility to components of water-based fire protection systems that require inspection, testing, and maintenance. [25:4.1.3]

The property owner or designated representative shall notify the AHJ, the fire department, if required, and the alarm-receiving facility before testing or shutting down a system or its supply. [25:4.1.4]

The notification of system shutdown or test shall include the purpose for the shutdown, the system or component involved, the estimated time of shutdown or test, and the expected duration of the shutdown or test. [25:4.1.4.1]

The AHJ, 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. [25:4.1.4.2]

The property owner or designated representative shall correct or repair deficiencies or impairments. [25:4.1.5.1]

Corrections and repairs shall be performed by qualified maintenance personnel or a qualified contractor. [25:4.1.5.2]

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. [25:4.1.6]

The evaluation required by 13.3.3.4.1.6 shall not be considered part of the normal inspection, testing, and maintenance required by this Code. [25:4.1.6.1]

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

[25:4.1.6.2]

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. [25:4.1.7.1]

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. [25:4.1.7.2]

Corrections shall be approved. [25:4.1.7.3]

The location of shutoff valves shall be identified at the system riser or other approved locations. [25:4.1.8]

A permanently marked metal or rigid plastic information sign shall be placed at the system control riser supplying an antifreeze loop, dry system, preaction system, or auxiliary system control valve. [25:4.1.9.1]

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

[25:4.1.9.2]

The hydraulic design information sign shall be inspected annually to verify that it is provided, attached securely to the sprinkler riser, and is legible. [25:5.2.5]

A hydraulic design information sign that is missing or illegible shall be replaced. [25:5.2.5.1]

A pipe schedule system shall have a hydraulic design information sign that reads "Pipe Schedule System." [25:5.2.5.2]

An antifreeze information sign shall be placed on the antifreeze system main valve, which indicates 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. [25:4.1.10]

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 of NFPA 25 shall be followed, including the attachment of a tag to the impaired system. [25:4.1.11.1]

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 NFPA 25. [25:4.1.11.2]