The Facility Manager’s Guide

Every winter, commercial facility managers across North America face the same nightmare scenario: a burst fire sprinkler pipe flooding an entire floor overnight.

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The damage is staggering. A single burst sprinkler head can discharge up to 25 gallons per minute. In an unoccupied facility over a weekend, that translates to tens of thousands of gallons — destroying inventory, equipment, and interior finishes. Insurance claims for freeze-related sprinkler failures routinely exceed $100,000, and that doesn’t account for the weeks of business interruption that follow.

The worst part? Every one of these events is preventable.

Wet vs. Dry Systems: Know What You’re Protecting

Before you winterize, you need to understand what type of sprinkler system your facility uses.

Wet pipe systems are the most common. The piping is constantly filled with pressurized water. When a sprinkler head activates, water flows immediately. These systems are reliable and simple — but any section of wet piping exposed to freezing temperatures is a ticking time bomb.

Dry pipe systems are designed for unheated spaces like loading docks, parking garages, and cold storage areas. Instead of water, the piping holds pressurized air or nitrogen. Water only enters the pipe when a head activates and the air pressure drops. These systems are inherently freeze-resistant, but they require specific maintenance: low-point drains must be emptied, and air compressors must be inspected to ensure proper pressure.

If your facility has a mix of both — which most large commercial properties do — your winterization plan needs to address each system type separately.

The 3-Step Preventative Strategy

Winterizing your fire sprinkler system doesn’t require a massive capital investment. It requires discipline and planning.

Step 1: Identify Every Unheated Area. Walk the entire facility with your maintenance team. Pay special attention to attics, crawl spaces, loading docks, stairwells, and any area where HVAC coverage is inconsistent.

Step 2: Insulate Exposed Piping. Any wet pipe sprinkler line running through an unheated or poorly heated area must be insulated. Use fiberglass or foam insulation rated for your climate zone. Heat trace cable is a smart investment for high-risk runs.

Step 3: Conduct Pre-Winter Functional Tests. Before the first hard freeze, test all auxiliary drains, dry pipe valves, and fire department connections. Verify that heating systems in sprinkler riser rooms are operational.

This three-step process, executed annually in late October or early November, eliminates the vast majority of freeze-related sprinkler failures.

The Sessi Advantage: Proactive Scheduling

At Sessi Fire Protection, we don’t wait for you to call us. Our proactive scheduling system automatically flags your facility for a pre-winter sprinkler audit based on your system type, building configuration, and regional climate data.

Our certified technicians inspect every vulnerable point — from auxiliary drains and dry pipe valve enclosures to antifreeze loop concentrations and heat trace cable functionality. You receive a detailed digital report documenting everything we checked and everything we fixed.

No spreadsheets. No guesswork. No burst pipes in February.

Don’t Wait for a Burst Pipe

Winter doesn’t send a calendar invite. If your commercial sprinkler system isn’t winterized before the first sustained freeze, you’re gambling with six-figure losses.

Interact with our chatbot below to instantly schedule your pre-winter sprinkler audit. Our team will have your systems inspected, documented, and winter-ready — before the temperature drops.