Don’t Get Burned by Sprinkler System Freeze-Ups
By Rich Pancoast
If your parking structure is enclosed, if the ceiling is less than 24 inches above grade, if your structure is of Type III
or Type IV construction more than 50 feet in height, or if your parking structure is immediately below or adjacent to a building used for another occupancy, chances are that it has a fire sprin- kler system installed. And if you do, chances are good that it is a “dry system.” Dry sprinkler systems enable protection from fire to be eco-
nomically included into a parking structure by filling the exposed piping network with compressed air while the water is
The goal … is to make sure the dry sprinkler system is “dry” and stays “dry” when the weather starts to change.
held back within a conditioned space to prevent freezing. Unlike their “wet system” counterparts installed in completely condi- tioned environments such as hotel, hospital and office buildings, dry systems require a little more attention. Dry sprinkler systems make their own air, but a byproduct
of the air makeup is condensation. And it is the accumulation of condensation that, if left in the system when winter temperatures start to arrive, can result in the system freezing up and potential- ly suffering a fracture. The accumulation of condensation during warm weather
does not put the system at great risk, and if the system has been properly prepared for prolonged freezing temperatures and is being monitored regularly, the depths of winter can also be a rel- atively maintenance-free period. Trouble comes in the fall with unexpected successive freez-
ing nights and slightly warmer days; in the winter, if the system has not been prepared; in climates with more mild winter tem- peratures but subject to the occasional freeze; or an unanticipated late-spring cold spell. The goal as an owner or operator of a parking structure with
an automatic sprinkler system is to make sure the dry system is “dry” and stays “dry” when the weather starts to change. Dry systems are designed and installed in such a way as to
channel accumulated moisture to accessible extraction points officially called auxiliary drains, but also known as condensation collectors or drum drips. As a sprinkler system moves up and down the ramps
through a parking structure, the opportunity exists for many low points; a drum drip should be installed at each of these locations. They usually are found in a corner or against a column at the end of a piece of pipe; typically about 2 feet in length, they are made using two 1-inch valves separated by a section of 2-inch pipe. Moisture in the system will flow down to these extraction
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Drum drip with pipe insulation, heat strip and anti-trip plate. The anti-trip plate clearly identifies the drum drip as an auxiliary drain, making the collector more easily seen and, therefore, more likely to be serviced regularly. Insulation is installed without gaps and includes a heater element under the insulation. While this example does not have its lock installed, the system can be locked with a single padlock or tamper tag.
points, where it can be easily removed, without activating the dry system, by closing the upper valve and opening the lower valve to remove the accumulated condensation. The process of closing and opening the valves in opposition is continued until all water is removed.
Continued on Page 26 Parking Today
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