Property owners need to act quickly when a required fire protection system stops working. Understanding what property owners should do during a fire system failure can help reduce unnecessary delays and ensure the property follows applicable fire safety requirements. A failed fire alarm, sprinkler system, fire pump, or other protection system can leave a building with reduced fire protection until the issue is corrected. Depending on the circumstances and local requirements, property owners may need temporary fire watch security while repairs are underway.
Fire protection systems can become unavailable because of equipment failures, maintenance, construction, accidental damage, or problems with water supplies. NFPA materials describe these conditions as impairments and indicate that the appropriate temporary measures depend on the building, occupancy, hazards, and duration of the outage.
Identify the Failure and Determine How Long It May Last
The first step in understanding what property owners should do during a fire system failure is determining exactly what has stopped functioning. A partial system impairment may affect only one portion of a building, while a larger failure may affect an entire fire alarm or sprinkler system.
Property owners should contact the appropriate qualified service provider to determine the cause of the problem and begin repairs. The condition should not be treated as a minor maintenance issue when the affected system provides required life safety protection.
Important Information to Establish
Property management should determine:
- Which fire protection system or portion of the system is affected.
- When the failure was discovered.
- What caused the system to become unavailable.
- Which areas of the property are affected.
- How long the repair is expected to take.
- Whether occupants remain inside the building.
- Whether additional temporary measures are required.
NFPA guidance indicates that impairment procedures should account for the nature and duration of the outage, building occupancy, hazards, and other available fire protection features.
Notify the Appropriate Parties
Communication is another important part of managing an impairment. Depending on the jurisdiction and situation, property owners may need to notify the authority having jurisdiction, fire department, alarm monitoring company, insurance carrier, occupants, and other involved parties.
Local requirements can vary significantly. For example, some fire departments establish specific notification procedures and documentation requirements when fire protection systems become unavailable.
Determine Whether a Fire Watch Is Required
When a required fire protection system is unavailable, the property may need additional temporary protection. A fire watch is one possible mitigating measure, but it is not automatically required for every system issue. The authority having jurisdiction and applicable fire codes determine what measures are necessary for a particular property.
Understanding what property owners should do during a fire system failure requires recognizing that the response can depend on the building’s occupancy, size, hazards, and the extent of the impairment. NFPA materials note that mitigating measures can range from occupant notification to a full-time fire watch, depending on the circumstances.
When Fire Watch May Be Necessary
Fire watch requirements can apply when systems such as fire alarms, sprinklers, fire pumps, or other required protection features are out of service. Some jurisdictions establish specific patrol intervals and documentation requirements based on occupancy and risk.
A fire watch is intended to provide temporary human observation while the impaired system remains unavailable. It does not replace the building’s permanent fire protection system and should continue only as required by the applicable authority.
Property Owners Should Not Assume the Same Rule Applies Everywhere
Fire watch requirements differ between jurisdictions. One city may require a particular patrol frequency, while another may establish different notification, staffing, or documentation requirements.
Property owners should therefore coordinate with the local fire authority before determining what temporary measures are appropriate. This is especially important for occupied buildings, high-rise properties, healthcare facilities, assembly spaces, and other locations where evacuation may be more complicated.
Restore the Fire System and Document the Impairment
Once the immediate requirements have been addressed, property owners should focus on restoring the affected system as quickly as practical. Qualified contractors should inspect and repair the equipment according to applicable requirements.
Keeping accurate records is also important during an impairment. NFPA materials address documenting system impairments and notifying the appropriate parties when an impairment begins and ends.
Property owners should maintain documentation showing when the problem was discovered, what system was affected, who was contacted, what repairs were performed, and when the system returned to service. This information can help property management demonstrate that the issue was addressed appropriately.
The property should not simply assume that a repair is complete because a contractor has finished the physical work. The affected system may need inspection, testing, or verification before it can be considered fully operational. NFPA materials specifically address verification after water-based fire protection systems are returned to service.
Property managers who work with Owl Sight Security Services can arrange temporary fire watch coverage when required while qualified contractors work to restore the affected system. Maintaining communication between property management, the fire protection contractor, the local authority, and the fire watch provider helps ensure everyone understands the status of the impairment.
Frequently Asked Questions
What should a property owner do first when a fire system fails?
The owner or designated representative should identify the affected system, determine the extent of the impairment, contact the appropriate qualified service provider, and follow the notification requirements established by the local authority having jurisdiction.
Is a fire watch always required when a fire system fails?
No. The need for a fire watch depends on the type and extent of the impairment, the building’s occupancy, applicable fire codes, and requirements established by the local fire authority. Some impairments may require other temporary measures instead.
How long should a fire watch remain in place?
A fire watch generally remains in place for the period required by the applicable authority and should not be ended simply because repairs have started. The affected fire protection system should be properly restored and verified before temporary measures are discontinued when required.
Why should property owners document a fire system failure?
Documentation creates a record of when the impairment occurred, what actions were taken, who was notified, and when the system was restored. Some jurisdictions and fire protection standards require specific impairment records and notifications.