Fire protection plays a vital role in safeguarding lives and property. Among all fire protection equipment, sprinkler systems remain one of the most effective tools successfully controlling 96% of fires where they operate (NFPA). Because their performance is critical during an emergency, ensuring these systems function properly year-round is essential.
As winter approaches in Vancouver, dry sprinkler systems become particularly vulnerable to freezing temperatures, making winterization a crucial part of system maintenance.
Sprinkler systems are designed to respond instantly to fire, but cold weather conditions can compromise that reliability. Even though dry sprinkler systems are built without standing water inside the pipes, water vapour and condensation accumulate naturally throughout the year. Without proper winter preparation, this trapped moisture can freeze, expand, crack the piping, and cause significant system impairments.
Professional winterization often combined with an annual Fire Sprinkler Inspection helps prevent freezing damage and ensures the system performs as intended during an emergency:
Dry systems contain pressurized air, not water. However, small amounts of water vapour form inside the pipes year-round. This vapour condenses and collects at low points in the system, especially in unheated areas such as parkades, balconies, mechanical rooms, or exterior sections.
Once temperatures reach 0°C, collected water freezes. Frozen water expands and causes:
Pipe cracks
Loss of system air pressure
Activation of the dry valve
Flooding of the system with water
This can result in major water damage to the property and leave the fire protection system inoperable.
A cracked dry sprinkler pipe can release hundreds of gallons of water into the building within minutes. Repairs are often costly and disruptive, especially when freezing-related failures occur overnight or during holidays.
Any system containing:
Attic runs
Parkade piping
Exposed outdoor sections
Uninsulated areas
must be winterized to remove accumulated water.
While Vancouver has a mild climate, winter cold snaps can push temperatures below freezing. Even a few hours below 0°C are enough to freeze water inside dry sprinkler pipes.
Even buildings with heating systems are at risk if they have:
Broken windows
Unsealed wall penetrations
Open exterior doors or mechanical vents
Areas with inconsistent heating
Cold drafts can drop local pipe temperatures below freezing, even when the building temperature is above 0°C.
For assessment of building vulnerabilities, property owners may also benefit from an updated Fire Safety Plan:
Inspecting Low Points for Water Accumulation
Technicians locate all drain points and confirm whether trapped water has collected over the year.
Draining Condensation and Excess Water
All low points are drained manually to remove water that could freeze.
Verifying System Air Pressure
Technicians ensure the correct air pressure is maintained to prevent accidental tripping of the system.
Confirming Building Envelope Integrity
Identifying drafts, broken windows, and unheated pockets of air helps prevent future freezing issues.
Professional Testing and Preventive Maintenance
A complete system check ensures proper valve operation, gauge accuracy, and overall system readiness for winter weather.
Certified technicians ensure that sprinkler systems meet NFPA and local fire code requirements while protecting both the building and its occupants.
In addition to sprinkler system services, property owners should also maintain other essential life-safety systems such as:
Together, these systems provide a complete safety network throughout the winter season.
Winterization is not optional for properties with dry sprinkler systems in Vancouver it is an essential preventive measure that protects lives, equipment, and the building itself. Preparing your system before temperatures drop helps prevent freezing, costly repairs, and operational failures during real emergencies.
To schedule inspection, testing, or winterization services, contact Otis Fire Protection one of Vancouver’s most trusted fire protection companies.
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