Inspection Requirements for Standpipe Systems

Posted March 29, 2022 by Koorsen Fire & Security

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Standpipe systems have served a long-standing role in fire protection. They are credited with making the construction of modern skyscrapers possible by providing the means for the first time to fight fires on every floor effectively, no matter how tall the building. 

However, they are only effective if properly maintained. Good maintenance begins with regular inspection. The inspection and maintenance requirements for standpipe systems are provided in the National Fire Protection Association (NFPA) 25: Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems

This post provides a detailed discussion and checklist of the inspections required for standpipe systems. However, because different municipalities may adopt different editions of the NFPA 25 and/or different parts within it, you should always check with the Authority Having Jurisdiction (AHJ) in your area to determine the exact requirements you must follow for your inspections. 

It is important to note that this post provides only the inspection requirements and does not address testing requirements. Many inspections are conducted during testing that must be conducted on your system every 3-5 years. The information provided here is presented in terms of the different components of a standpipe system and explains the purpose of each and the frequency and type of inspections required. These components include: 

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System Piping

Standpipe systems are typically equipped with an extensive system of piping capable of carrying water throughout the building and up to every floor. While some systems include underground piping, inspections are required only for above-ground piping once a year.

Component

Inspection Frequency

What To Look For

Piping

Piping

Annually

  • Damaged piping
  • Damaged control valves
  • Missing/damaged pipe support devices

 

Fire Pumps

Fire pumps are used in automatic and semi-automatic standpipe systems to provide the pressure necessary to ensure the flow of water through the system. If your building has a manual standpipe system in which the water and pressure are supplied by fire department trucks, you can skip this section. Otherwise, you have a rather exhaustive list of inspection requirements to meet.

Component

Inspection Frequency

What To Look For

Diesel pump systems Weekly
  • Fuel tank should be at least two-thirds full.
  • Controller selector switch is in auto position.
  • The voltage readings and charging current readings for all batteries are within acceptable
  • Battery pilot lights are on or battery failure pilot lights are off.
  • All alarm pilot lights are off.
  • The engine running time meter is reading.
  • Oil level in right angle gear drive and crankcase is within acceptable ranges.
  • Cooling water level is within acceptable range.
  • Electrolyte level in batteries is within acceptable range.
  • Battery terminals are free from corrosion.

Electric pump systems

Weekly

  • Controller pilot light is illuminated (the power is on).
  • Transfer switch normal pilot light is illuminated.
  • Isolating switch is closed.
  • Reverse phase alarm pilot light is off, or the normal phase rotation pilot light is on.
  • Oil level in vertical motor sight glass is within acceptable range.
  • Power to pressure maintenance (jockey) pump is provided.

Steam pump systems

Weekly

  • Steam pressure gauge reading is within acceptable range.

Pump

Weekly

  • Pump suction and discharge and bypass valves are fully open.
  • Piping is free of leaks.
  • Suction line and system line pressure gauge readings are within acceptable ranges.
  • Suction reservoir has the required water level.
  • Wet pit suction screens are unobstructed and in place.
  • Waterflow test valves are in the closed position, the hose connection valve is closed, and the line to test valves is free of water.

Pumphouse room

Weekly

  • Heat is adequate, not less than 40°F (4.0°C) for pump room with electric motor or diesel engine-driven pumps with engine heaters.
  • Heat is adequate, not less than 70°F (21°C) for pump room with diesel engine-driven pumps without engine heaters.
  • Ventilating louvers are operating freely.
  • No excessive water collects on the floor.
  • Coupling guard is in place.

Suction screens

Annually

The following visual observations, measurements, and adjustments must be conducted while the pump is running and flowing water under the specified output condition.

At no-flow condition (churn):

  • Inspect the circulation relief valve for operation to discharge water.
  • Inspect the pressure relief valve (if installed) for proper operation.

At each flow condition:

  • Record the electric motor voltage and current for all lines.
  • Record the pump speed in rpm.
  • Record the simultaneous readings of pump suction and discharge pressures and pump discharge flow.
  • For electric motor-driven pumps, run the pump for 10 minutes, and for diesel motor-driven pumps, run for 30 minutes.

Shaft movement or endplay while running

Annually

  • Verify that the shaft movement and endplay is operating properly.

Printed circuit board corrosion (PCBs)

Annually

  • No signs of corrosion.

Plumbing parts inside and outside of electrical panels

Annually

  • No signs of any leaks.

Fuel tank vents and overflow

Annually

  • No obstructions.

Flexible hoses and connections

Annually

  • No cracks and leaks.

Exhaust system, drain condensate traps, and silencers

Annually

  • Verify that the exhaust systems, drain condensate traps, and silencers have no damage and are functioning properly.

Engine crankcase breather

Quarterly

  • Verify that the engine crankcase breathers are not damaged and are functioning correctly.

Alignment

Annually

  • Check any misalignment.

Cable/wire insulation

Annually

  • No cracking.

 

Hoses and Hose Assemblies

Not all standpipe systems are equipped with hoses. Class I standpipe systems are high-pressure systems, which can only be operated by trained firefighters. So, if your building has one of these systems, you don't have to worry about inspections of hoses and hose assemblies. However, if your standpipe is equipped with a hose, this section will be relevant. With the exception of hose valves that must be inspected quarterly, hoses and most of the hose assemblies' components must be inspected annually.

Component

Inspection Frequency

What To Look For

Hoses & Hose Assemblies

Hoses

Annually

  • Any mildew, cuts, abrasions, and deterioration
  • Damage to coupling hose threads
  • Incompatible threads on couplings
  • Hose not connected to the hose rack nipple or valve
  • Outdated hose test

Hose nozzles

Annually

  • Any that are missing
  • Missing or deteriorated gaskets
  • Nozzle obstructions
  • Smooth operation

Hose storage devices

Annually

  • Damaged/difficult to operate
  • View of the storage device and/or access to it is obstructed
  • Hose improperly racked/rolled
  • Nozzle clip not in place and nozzle not correctly contained
  • Hose rack enclosed in a cabinet that doesn't swing out at least 90 degrees

Hose cabinets

Annually

  • Corroded/ damaged parts
  • Cabinet is difficult to open and/or the door doesn't open fully
  • Glazing on the door is cracked/broken
  • The lock on the break glass-type cabinet not functioning properly and/or the glass break device is missing or not attached
  • Cabinet not properly identified as containing fire equipment
  • View of the cabinet and/or access to it is obstructed
  • All valves, hose, nozzles, fire extinguishers, etc. are easily accessible

Hose Connections

Annually

  • Missing/damaged valve caps
  • Damage to fire hose connections
  • Missing/damaged valve handles
  • Missing/deteriorated cap gaskets
  • Valve leakage
  • Visual/physical obstructions to hose connections
  • Missing pressure restricting devices
  • Smooth operation of manual, semi-automatic, or dry standpipe valves
  • Damaged valve threads

Hose Valves

Quarterly

  • Hose caps are in place and not damaged
  • Damaged hose threads
  • Missing/damaged valve handles
  • Damaged/deteriorated gaskets
  • Leaks
  • Obstructions or other problems that might render the valve incapable of normal operation

 

Valves

In addition to hose valves, there are a number of other valves in standpipe systems, each with its own inspection requirements. 

Control Valves — The purpose of control valves is, as the name suggests, to control the flow of water through the system. They are used to cut off the flow of water through the system when it is time for testing or to make repairs. Control valves are required in three areas of a standpipe system -- at the connections to water supplies, in isolated areas of the system, and at all connections to sprinkler systems. Locating them at these points in the system allows technicians to take one part of the system out of service while leaving the remaining parts operational. 

Inspection requirements for control valves can be weekly, monthly, and quarterly depending on whether they are locked and how they are supervised.

Component

Inspection Frequency

What To Look For

Control Valves

Electrically supervised control valves and supervisory alarm devices

Quarterly

  • Valve is in its proper open or closed position
  • No signs of tampering
  • No external leaks
  • Accessible and properly identified as to its purpose
  • Properly locked/supervised
  • Supervisory alarm devices are free from physical damage

Valves secured with locks or supervised in accordance with applicable NFPA standards

Monthly

  • Valve is in its proper open or closed position
  • No signs of tampering
  • Free from external leaks
  • Accessible and properly identified as to its purpose
  • Properly locked/supervised

 

Dry Pipe Valves — These valves are used only in automatic dry standpipe systems at the junction between the water supply and the highly-pressurized air in these systems' pipes. The pressurized air in the pipes of a dry pipe system keeps the valve closed. When the air pressure in the pipe drops, the valve opens and allows the water to flow through the system to put out the fire. The inspection for these types of valves is an internal inspection, which must be conducted monthly.

Component

Inspection Frequency

What To Look For

Dry Pipe Valves

Dry pipe valves

Monthly

  • Valve is free of physical damage.
  • All trim valves are in their correct open or closed position
  • The intermediate chamber in the valve is not leaking

 

Preaction and Deluge Valves  These valves are used only in semi-automatic dry standpipe systems and are designed to be activated manually with an electrical signal from a pull station. Preaction and deluge valves are generally required to be inspected monthly. However, those installed in areas subject to freezing must be inspected daily or weekly during cold weather, depending on whether or not they are equipped with a low-temperature alarm. Internal inspections of Preaction and deluge valves that can be reset without the removal of a faceplate are required every five years.

Component

Inspection Frequency

What To Look For

Preaction and Deluge Valves

Preaction and deluge valves

Monthly

  • Valve is free from physical damage.
  • All trim valves are in their correct open or closed position
  • Valve seat is not leaking.
  • All electrical components are in service

Preaction and deluge valves that can be reset without the removal of a faceplate

Every five years

  • Internal inspections of the valve's strainers, filters, restricting orifices, and diaphragm chambers

Note that while this inspection is required only once every five years, if testing indicates it is warranted, more frequent inspections may be required.

Preaction and deluge valves in systems subject to freezing temperatures

Daily or weekly

  • If valve enclosures are not equipped with a low-temperature alarm, they must be inspected daily during cold weather to ensure they maintain a minimum temperature of 40°F (4.0°C).
  • If valve enclosures are equipped with low-temperature alarms, they must be inspected weekly.

Note that low-temperature alarms must be inspected annually at the beginning of the heating season to verify that they are free of physical damage.

 

Pressure-Restricting Valves  Pressure-restricting valves are used in standpipe systems for tall buildings to reduce the pressure coming out of the hose connections on the lower floors. Getting water to the upper floors of the building requires a lot of pressure due to gravity. Without pressure-restricting valves to reduce that pressure, the flow through the hoses could become unmanageable for firefighters working on those lower floors.

Component

Inspection Frequency

What To Look For

Preaction-Restricting Valves

Pressure-reducing valves on hose stations

Annually

  • Handwheel is not broken or missing.
  • Outlet hose threads are not damaged.
  • No leaks are present.
  • No missing hose adapter or cap

Pressure-restricting valves at hose connections

Quarterly

  • Valve is in the open position and not leaking
  • Valve is maintaining the proper downstream pressures based on its design criteria
  • Handwheels are installed and unbroken

 

Check Valves  These are valves designed to ensure that water flows in only one direction. In standpipe systems, check valves are critical at fire department connections (FDC) to protect against backflow into the public water supply. They also help to avoid spillage when the hose is disconnected. Check valves are also used in sprinklered buildings to prevent highly-pressurized water in the standpipes from entering the sprinkler system, which is maintained at a lower pressure. 

Component

Inspection Frequency

What To Look For

Check Valves

Check Valves

Every five years

  • Verify that all of the valve's components operate correctly.

Note that while the inspection is required only once every five years, the internal components of all check valves are required to be cleaned, repaired, or replaced as necessary based on the manufacturer's instructions.

 

Gauges

In standpipe systems, you can find gauges at the top of each standpipe, at every water supply connection, and at hose stations with a pressure-reducing valve. You'll also find them upstream or downstream of any master pressure regulating assembly and above and below each alarm check valve, dry pipe valve, deluge valve, backflow preventer, or system riser check valve. Their purpose, regardless of their location, is to provide pressure readings during testing and assess the system's normal operating pressure. Depending on the type of gauge, monthly or quarterly inspections are required. 

Component

Inspection Frequency

What To Look For

Gauges

All gauges

Monthly

  • Verify that the gauge is operable and not physically damaged.

Air or nitrogen pressure gauges

Monthly or Quarterly

  • Verify that normal air or nitrogen pressure are being maintained.
  • If equipped with a quick-opening device, the gauge on th device should indicate the same pressure as the gauge on the system side of the dry pipe valve.
  • If the gauge has air pressure supervision connected to a constantly attended location, it may be inspected quarterly

Air pressure gauges on the air lines between a compressor and dry pipe or preaction valve for systems protecting freezers

Monthly

  • Compare the air pressure gauge near the compressor to the pressure gauge above the dry pipe or preaction valve to determine if there is a blockage. This will be indicated if the reading on the gauge near the compressor is higher than that of the gauge near the dry pipe valve.

Water pressure gauges

Quarterly

  • Verify that normal water supply pressure is being maintained.

 

Water Flow Alarms

With the exception of manual standpipe systems in which the water is supplied by the fire department pumper trucks, all standpipe systems require a water flow alarm device to be installed on the piping between the water supply and the initial hose connection.

The purpose of this alarm is to notify people in the building that the system has engaged so that personnel can determine if the emergency is real, which is critical to preventing water damage in the event of a false alarm.

Component

Inspection Frequency

What To Look For

Water Flow Alarms

All waterflow alarm devices

Quarterly

  • Verify that they are free of physical damage.

 

Drains

Every standpipe system will have at least one drain and often many. The main drain allows technicians to conduct the required annual testing of the standpipe system. This drain is located downstream of the water supply and the main control valve.  

Most of the inspection requirements for standpipe drains are covered in their annual testing. However, it is still important to conduct routine inspections to ensure that you have all the required signage needed to identify and locate them.

Component

Inspection Frequency

What To Look For

Drains

Main and auxiliary drains

Not Required

  • While not required, it is a best practice to conduct routine inspections to ensure that you have all the required signage needed to identify and locate all drains for your standpipe system. We recommend checking on them quarterly to ensure you are always prepared for your annual testing.

 

Fire Department Connections

Class I (manual) standpipe systems -- the kind used where public water supply or other water supplies are not available -- require a fire department connection (FDC). The FDC allows firefighters to connect their pumper trucks to the system to supply the pressurized water into the system to fight the fire. FDCs are also required for all Class III systems, those that have their own water supply and fire pump, to safeguard against any malfunction of the pump during an emergency.

The external components of an FDC must be inspected quarterly, and the interior components must be inspected annually.

Component

Inspection Frequency

What To Look For

Fire Department Connections (FDC)

All FDCs

Quarterly

  • Fire department connections must be visible and accessible.
  • Couplings or swivels are not damaged and rotate smoothly.
  • Plugs or caps are in place and undamaged.
  • Gaskets are in place.
  • Identification signs are in place.
  • Check valve is not leaking.
  • Automatic drain valve is in place and operating properly.
  • Fire department connection clappers are in place and operating properly.

FDCs with if approved locking caps or locking plugs installed

Annually

  • Look for any obstructions.
  • Visible piping supplying the fire department connection is undamaged.

 

Inspections are key to a properly functioning standpipe system

The most common problems found with standpipes are preventable with good housekeeping and maintenance. Always keep the area around your standpipe and valves cleaned and painted to prevent corrosion and conduct all the inspections we've described here. Common problems like leaking valves and damage to devices can lead to costly repairs if they go unchecked, and more importantly, can cause your system to fail when you need it most.   

If any of your inspections identify a problem or deficiency, it must be corrected right away to ensure the protection it was designed to provide. If you need assistance with any aspect of the inspection, testing, maintenance, or repair of your standpipe system, just give the experts at Koorsen Fire & Security a call. We can help ensure your system stays on track and up to code and can help address any questions or concerns you may have.

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Topics: Fire Protection, Inspection/Testing, Fire Sprinkler Systems, Fire Pumps

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Disclaimer: The information in this article is for informational purposes only. It is believed to be reliable, but Koorsen Fire & Security assumes no responsibility or liability for any errors or omissions in the content of this article. It does not constitute professional advice. The user of this article or the product(s) is responsible for verifying the information's accuracy from all available sources, including the product manufacturer. The authority having jurisdiction should be contacted for code interpretations.