Steps to help prevent freeze damage
Taking a few simple steps before winter can help reduce the risk of frozen sprinkler pipes. Pay particular attention to buildings that are vacant, partially occupied, or difficult to heat during winter months.
- Inspect and service heating systems before cold weather arrives
- Keep areas with wet-pipe sprinkler systems at or above 40°F (4°C)
- Check areas prone to freezing
- Repair damaged insulation and seal openings that let in cold air
- Inspect sprinkler pipes, valves and other components for leaks or damage
- Drain dry-pipe system drains before winter and during extended cold weather
- Review emergency plans and contractor contact information
- Prepare for power outages, heating failures, and severe winter weather
Temperature monitoring and freeze alarms
Temperature monitoring can provide an early warning before sprinkler pipes freeze. Many freeze-related losses occur because low temperatures or heating failures go unnoticed until a pipe bursts.
Consider installing temperature sensors in freeze-prone areas and other spaces that are unheated or only heated part of the time. Staff should investigate low-temperature alerts promptly, especially when temperatures approach 40°F (4°C).
Low-temperature alarms can provide automatic alerts when temperatures fall below a set level. When connected to a fire alarm system, building automation system, or monitoring service, these devices can help speed up response and reduce the risk of damage.
Freeze protection standards and recommendations
National Fire Protection Association (NFPA) standards require sprinkler systems to be protected from freezing whenever temperatures cannot be maintained at or above 40°F (4°C).
Common freeze-protection methods include:
- Maintaining adequate heat
- Installing dry-pipe or preaction sprinkler systems
- Adding insulation where needed
- Using approved antifreeze systems
Freeze protection should be considered during building and sprinkler system design, especially in areas with higher freeze risk, vacant buildings and concealed areas.
NFPA 25 requires property owners or their designated representatives to inspect, test, and maintain water-based fire protection systems. Areas vulnerable to freezing should be checked regularly during cold weather. Dry-pipe valve enclosures should be protected from freezing, and antifreeze systems should be tested before winter to ensure they provide adequate protection throughout the season.
References
- National Fire Protection Association. (2022). NFPA 13: Standard for the installation of sprinkler systems. NFPA.
- National Fire Protection Association. (2023). NFPA 25: Standard for the inspection, testing, and maintenance of water-based fire protection systems. NFPA.
- National Fire Sprinkler Association. (2025, December 30). Cold, hard facts: Protecting sprinklers from Jack Frost. https://nfsa.org/2025/12/30/cold-hard-facts-protecting-sprinklers-from-frost/
