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Pumps for Fire Protection Systems: Your Requirements as a Rental Property Owner

Owning a rental property in New York City comes with a great deal of responsibility. Perhaps your most important task is ensuring the safety of your building’s occupants by staying current with fire protection systems requirements. Lives depend on a reliable fire suppression system in case of emergency. Here’s what you need to know about inspections for sprinklers and pumps for fire protection systems.

New York City Fire Pump Inspections

The importance of pumps in fire suppression

Pumps are an integral part of every rental building’s fire suppression system. In most properties, they are used to overcome the force of gravity to ensure water makes it to the sprinklers on the highest floors when needed. The higher the building, the more pumps you will need to employ to accomplish this (see below).

We talk more about sprinkler inspection, which is associated with pump function, in the next section. But first it’s essential to understand the regulations for high-rise properties, where pumps are most prevalent and where there are specific requirements for pump operation.

Special regulations for high-rise buildings

High-rise buildings are at greater risk when a fire breaks out because ladders and hoses can only reach so far in fire fighting efforts by the NYFD (City of New York Fire Department). In New York City, a high rise is considered any property where an occupied floor is more than 75 feet higher than the lowest level of access from a firefighting vehicle.

Measurement is taken from the lowest side of the building if it is built on grade. Practically speaking, that height is usually reached after about eight or nine stories, so you don’t have to own a skyscraper for it to be a high rise. High rises can include office buildings, hotels, and apartment residences.

As of 2016, the National Fire Protection Association (NFPA) implemented new standards for fire suppression system pumps in high-rise buildings. Under most conditions, vertical staging, where pumps that work together in a series are located on separate floors, is no longer allowed. Serial pumps must now all be placed in the same room, which provides better fail-safes and is more efficient for firefighters too.

When your property undergoes annual sprinkler inspections, as described below, the pumps are checked as part of the process. A physical flow test via an inspection test valve is performed to ensure that all pumps meet the required minimum pressure of 15 psi at the uppermost floors of the building. Only a licensed plumber or licensed fire suppression contractor can execute the inspection. Once every five years, the test is witnessed by the NYFD. You will be sent a notice when it’s time for your property’s five-year test.

New York City Sprinkler Inspections

Converted dwellings and Group R occupancies

Even if you do not own a high-rise building, many types of New York City properties are required to have sprinkler inspections. Does your property meet these criteria?

• It falls in the Group R residential category because it’s used for dwelling and/or sleeping.
• It is a one- or two-family home constructed prior to April 18, 1929, and has been converted to a multiple-unit dwelling of three units or more.
• It was built after April 18, 1929, and is up to three stories, converted to a three-family home after original use as a one- or two-family home.

Monthly and annual testing

Testing of sprinklers must take place both monthly and annually in New York City. A visual test is conducted monthly by someone who has earned a Certificate of Fitness by the NYFD. The following elements are included in a visual inspection:

• Control valves, including locks and tamper switches
• Gauges
• Alarm valves
• Dry pipe valves and heated enclosures
• Spare sprinkler heads and spare wrench
• Fire department connections
• Backflow device
• Booster pump and jockey pump

Annually, the same party can perform your physical test of the sprinkler system. However, as noted previously, the flow test must be done by a licensed plumber or licensed fire suppression contractor. Every five years, this must be witnessed by the NYFD (the city sends you a notice when this is required). The annual test includes all of the items listed above, as well as the following:

• Hangers, piping, and fittings
• Integrity of sprinkler heads
• Number of sprinkler heads (must be adequate)
• Closing and opening of sprinkler control valves
• Dry pipe trip test (if applicable)
• Dry system draining of low point drum drips
• Full flow pump tests (if applicable)
• Internal obstruction assessment (every five years)
• Water flow in supply pipes (see more below)

Some fire suppression systems require quarterly visual inspections in accordance with the NFPA; you should know if that applies to you based on the system model you have installed.

Keeping Up with Pump Maintenance

Your responsibility as a property owner or manager

Keeping current with your pump maintenance and plumbing components of your fire suppression system is the best way to pass your inspections with flying colors and, of course, to make sure your building’s tenants are safe. We advise our clients to protect their equipment against accidents and tampering, especially when doing work in the area.

We also encourage you to reach out to us or our partners at the Omnia Mechanical Group if you notice anything amiss with your visual inspection or if you fail your physical test. Pumps and other fire suppression equipment do have a natural lifespan, even if they don’t get much wear and tear. Whether you’re ready for an upgrade or need pump service, call Antler Pumps today at 212-534-2500 or use our convenient online form to schedule an appointment.