Residential Sprinkler testing

[ponch]

Hello there.  I have been an avid browser of the forum for some time now and I have been directed to some very useful information from members posts in the past so I am sure someone will able to help me with my question.

What are the requirments in relation to the inspection and testing of sprinkler systems within residential accomodation (4 storey residential blocks in this case where a sprinkler system has been provided to the 4th floor apartments only). 

I have read BS9251:2005 where it states that annual maintenance required.  However, as with commercial sprinkler systems are there any requirements for weekly, quarterly, 6 monthly and annual inspections etc?

I suspect not but I just wanted to check with you experts in case I am missing something glaringly obvious. Also if there is only to be an annual service how can the system be guaranteed to function correctly for the whole 12 months, and would it not be considered negligent not to check the systems more regularly than every 12 months to ensure their effective operation?

Also do insurers still need to be notified if a residential sprinkler system has been disconnected?

If you could provide me with some information on the above or point me in the best direction to look it would be much appreciated.

[kurnal]

Theres nothing more in BS9251 than you describe, though I would also consult BAFSA who produce some good information and are always happy to offer advice.
http://www.bafsa.org.uk/mission.php

[ponch]

Kurnal

Thank you for your speedy reply.  I will have a look on bafsa's site and the link you gave for some additional advice on all things sprinklers.

Thanks again

[thebuildinginspector]

I couldn't find a more suitable topic area to put this is in.

It's the transcript for an ammendment reading in the House of Lords in relation to a review of the Building Regulations and introducing sprinklers for all new domestic properties. 

According to the Chief of Lancashire - apparently Sprinklers cost about as much as the carpets in a house......

[jokar]

He/she has obviously got very expensive carpets!

[Hi Tower]

Hi Ponch

The  information found on the link answers your question without too much searching.
http://www.firelogistics.co.uk/maintenance.html

What I particularly like is that access to accommodation is only needed once every 25 years - a practical solution.  As so often remarked on this site fire alarm systems fitted in residential apartment blocks require biannual testing and the practicality of gaining access to each dwelling is difficult, often the test report (should say) states detector to flat 1,2 etc. etc not tested as entry not gained; and

as for expense the ongoing service and maintenance charges are generally cheaper than for fire alarm systems where multiple heads are installed.

Trying to convince residents and particulary authorities is somewhat of a challenge though in my experience - out comes the 'sleeping accommodation' guide and you can see the eyes glaze over!!!

[kurnal]

HT
I fear you may be reading too much into the information provided.

The website is correct in quoting from BSEN12845

"Under BSEN 12845 Annex K, a 25 year function text of sprinkler heads is recommended. The sprinkler heads are tested for the temperature at which they are activated. We also apply a water flow test, pressure test and function test.

Every 25 year a random sample of sprinkler heads should be sent for analysis. A report is issued detailing the outcome of the analysis. If one sprinkler fails the test we recommend prompt action to replace all sprinkler heads or carry out further investigative testing.

Every 25 years a sample of pipework should be inspected to ensure clear waterway. Periodic thorough flushing to maintain a clear waterway is recommended."

But this is only part of the test and inspection regime recommended for commercial sprinklers under the  standard. Annual inspection and cleaning of heads is also recommended.

I believe that annual inspection of domestic systems will always be necessary, especially where other relaxations have been made in lieu of the sprinklers in shared buildings. It would be so easy for the DIYer to box in a sprinkler head, obscure a wall mounted head with shelves etc.

And where each installation has its own tank and pump this will need service too.

May be worth a look at the NFPA guidance says on this as they have had residential sprinklers much longer than us.

I reckon where sprinklers are installed you should have some additional clauses in the lease or tenancy agreement for those flats where you have control.

[Hi Tower]

Interesting points Kurnal - thanks
HT