Home Sprinkler Advocate Voices Opposite Opinion

My piece on home sprinklers, published on 15 May, caused a bit of a stir among those who endorse the mandatory use of sprinklers in the home. A fire marshal based in Oregon wrote me a note and I'd like to feature it here at this time. Be sure to read my reply at the end.

--Nick Markowitz

---- by Eric T. McMullen ----
Monday, May 24, 2010, 11:05 AM

Mr. Markowitz,

I was reading your Blog titled “Things they do not tell you about home fire sprinkler systems” http://nickmarkowitz.blogspot.com/2010/04/things-they-do-not-tell-you-about-home.html and felt compelled to contact you to challenge some of your assertions about fire sprinklers. My computer system at work does not allow me to post a comment directly to your blog, so I thought I’d send you an email.

I will attempt to address your comments in the order you made them;

You mentioned needed a “good” city water pressure, and while good may be a relative term, a residential fire sprinkler system can be designed for pressures as low as 7 psi. I don’t know of many, if any, municipal water supplies that can’t provided 7 psi.

Your point about connection to the water main is valid in many areas. In Oregon, multipurpose systems are allowed to be connected directly to the potable water system. In the case of multipurpose systems, there are no stagnant water issues and no backflow preventer or vacuum breaker requirements. The additional cost of systems development charges and standby fees is a problem, we are attempting to alleviate this problem in Oregon through legislation that will prevent the additional charges and fees on fire sprinkler systems in one- and two-family dwellings.

Your comments about homeowners insurance are just flat wrong and have been for some time now. Many years ago, there were some insurance companies that actually charged more when fire sprinklers were installed, but that Neanderthal way of thinking has long since passed. Every major insurance carrier in the Oregon currently offers discounts for fire sprinklers in one- and two-family dwellings. Insurance companies came to the realization that the amount of damage done by fire sprinkler systems pales in comparison to the damage done by fire, smoke and heat. Scottsdale, AZ has had a fire sprinkler ordinance in place since 1986 and their data indicates losses dues to fire in sprinklered homes averaged $1,945 compared to $17,067 in non-sprinklered homes.

Your estimates on using a well as a water source are quite a bit high, Talco offers a pump and tank package for NFPA 13D systems at a cost of $2,200. The size of the home will not double or triple the cost of the pump and tank, it may increase the size of the tank by 40 or 50 gallons, but that won’t increase the cost much. In many cases, if the well has the capacity, the system can be designed to use the well pump to supply the fire sprinklers and the well casing and recovery rate to satisfy the stored water requirements. I can design a system with flow demands as low as 16 gpm at 7 psi, which many wells can supply.

As far as cold weather and freeze mitigation goes, dry and antifreeze systems are not practical for one- and two-family dwellings for many of the reasons you state, however the standard does allow them. There are practical approaches outlined in the standard to deal with freeze problems in wet systems. While the insulation can be moved, one can make the same case for any water pipes in your home. A fire sprinkler system, installed correctly, has no higher chance of freezing than any other domestic water pipe.

With regard to maintenance, there are practically no maintenance requirements for NFPA 13D systems, and certainly no mandate in the standard to pay a fee or have a third-party inspector do an annual service on the system. Multipurpose systems that are connected to the potable water system need the same maintenance as the other water pipes in your home, which for most folks, is none.

Accidental discharge of a fire sprinkler head is around 1 in 16 million and accidental leaks of the piping are no more common than potable water piping. The story you relayed about the accidental discharge due to a microwave oven is highly suspect. The lowest temperature sprinkler head is 135 degrees Fahrenheit and I find it very hard to believe that kind of heat could escape from a microwave and make it to the ceiling level without dissipating, unless the contents inside the microwave were actually on fire. If you can provide me the actual fire report showing otherwise, I will stand corrected.

Yes, residential sprinkler heads have been recalled, so have coffee makers, laptop batteries, Toyota vehicles…….product issue arise from time to time, it doesn’t mean we abandon a sensible idea because of one recall.

The fire service has never advocated for fire sprinklers only, we have always educated people on the need for both smoke alarms and fire sprinklers as a package together, your chance of survival with both rises exponentially.

In closing, I must say that I am surprised that your blog professes to be about fire and electrical safety, yet you attempt to derail one of the most effective tools we have to guard against dying in a fire in our homes. I have to wonder if, as a master electrician, you feel the same way about GFCIs or Arc Fault protection in our homes?

Regards, Eric T. McMullen

Assistant Chief ~ Fire Marshal
McMinnville Fire Department
McMinnville, OR

---- And my reply ----

Date: Monday, May 24, 2010, 8:21 PM

Thanks for the comments.

Working [water] pressures here in my community are very low where on the tops of hills and people who have opted for systems have had to install tanks per the sprinkler installers. Maybe the installers are wrong or just selling more than needed. Part of the problem is you must be a licensed master plumber to install them in Allegheny County. That's why the [high] cost. This is also a big union area, again [it's] why the costs are so high.

The insurance thing is for real here. [I] had a customer install sprinklers 3 years ago and his premiums went up when he notified his carrier he installed them. Maybe in your part of [the] country, since you have codes in place, they behave themselves, but not here, yet. Maybe once it is state wide they will level out.

As far as microwave going off and causing the damage, I have the pictures. Remember again this was in college housing.

As far as leaks, 6 - 10 residential systems I know customers have in their homes have leaked or frozen up. It is the nature of the weather cycle around here. We're up [and] down all winter and it affects things in ways you would not believe, unless you saw it with your own eyes. We can be 3 degree in morning and 38 by lunch, then back down to zero overnight.

[Regarding] installation issues, I am constantly responding to sprinkler system issues both commercial and residential, even in the summer. I just had a big fight with Penn Hills, Pa fire depts who refused to properly respond to a sprinkler call [where] $10,000 in damage happened.

Some areas over pressure is also a big problem. Just try and find an emergency restoration clean up crew or even a sprinkler crew available here during the winter when temps drop down below zero. I have had to wait 2-3 weeks to get [a] sprinkler company rep on site because of all the damage.

You should talk to Jack Mason, CFI Fire Marshal For Penn Hills and hear all his worries over this.

I have responded to 3 systems so far this year, commercial, where single heads went off for no reason at all.

I am not derailing sprinklers, I am just stating what I know can and does go wrong with them. If we are going to promote things, let's give both sides of the issue. All I hear from sprinkler advocates are rose colored glasses. What kind of backlash do you think is going to happen around here after the sprinklers are in and start popping because of installation issues. People are going to shut them off and ignore them just like the smoke detectors they take the battery's out of because they always false.

Take Anti-lock brakes, [the] greatest thing to come out, however they have killed hundreds who did not use them right, [those who] lifted their foot off [the] pedal when they applied them because they thought something was wrong.

I am glad things are working out over there in Oregon, but your dealing with issues there which are different here. I am not saying "do not put them in," but I am saying, "let's think things through before we mandate something that's going to come back and get us."

When the first person dies in a home with a sprinkler system because we have not explained exactly why and how something works, start expecting lawsuits and TV investigations.

-30-

Things they do not tell you about home fire sprinkler systems

The dirty little secrets the sprinkler
industry does not want to talk about--the
down side to residential fire protection sprinklers.

By Nick Markowitz Jr.

Ok, we have all heard the hype about just how effective sprinkler systems are in stopping dangerous Residential Fires and why they are needed in new home construction because of how light-weight the construction is0--and yes, this is all true. Sprinklers are one of the best ways to protect your family and loved ones, but they come with a lot of conditions that no one wants to talk about. So let's take a good look at sprinklers, things that can go wrong, and the true cost of implementation.

First problem is the water supply. Where you have good city water pressure you can do a house for around $2500.00, even less if you use standard PVC pipe instead of fire rated  PVC, like Blaze Master. But this is where the problem begins.

Are you going to be allowed to take the sprinkler water off the house water main or will you have to put in a separate water main at the commercial water rate  at an install cost of $5000.00? Also, will you have to install a special back flow preventer at $500.00, which requires annual inspections of $65.00, or perhaps a standard vacuum breaker at $20.00?

What about if you're not home and the system starts to discharge by accident? Will neighbors hear the bell or horn and call 911? Or will you need to have it monitored at $30.00 a month plus $1500.00 for the fire alarm monitoring panel.

Also, what about your homeowners insurance. Will it go down because you're making things safer? Nope! In fact, people who have installed sprinklers voluntarily in their homes have seen insurance rates double or more because of the potential for water damage!

But what if you do not have good water pressure, or let's say you have a well. All I can say is "Get ready to shell out another $5000.00!" This $5K will buy you a pressurized water tank in the ground. And if you have a really big home, the price can be double or even triple that!

We're just getting started here folks.

How about the cold winters some of us experience across the country. There are several ways to deal with this issue and each one has its good and bad points, just as we've found with commercial building sprinkler systems.

One system is known as a dry system where the pipes are filled with air, which holds a valve closed until a sprinkler head activates. When this occurs, the air leaves the piping which allows water to flow through the pipes. A small oil-less compressor is required to keep pressure constant in a dry-type system. This is because of the expansion and contraction of the pipes. You also need to keep the drip drum at the end of the piping emptied of condensate to prevent the drum from freezing and blowing off.

As we have found in commercial buildings, these compressors lose power, drums do not get emptied, and the first hard freeze sends water everywhere. While dry systems work excellently when maintained properly, when they're not, they can cause a good bit of misery.

Then there is the option to add additional insulation in and around pipes to prevent freezing, and though this also works, any movement of the insulation by repair people, kids in the attic, etc., can leave the pipes vulnerable if not properly replaced. Again this works well but maintenance is the key.

Still another option is to use special antifreeze in the pipes. This works well but as they found out in one California residential community where a sprinkler company mixed its own antifreeze, it came out of the pipes during a kitchen fire and when it mixed with the hot cooking oil it exploded. This resulted in the death of a middle aged woman, which brings us to another subject. The sprinkler Industry says "There has never been a multiple fatality in a fully-sprinkled structure where a sprinkler system has been properly installed and maintained."

Well, guess what. Properly maintained means another fee... so expect to pay $150.00 annually for a sprinkler system test and hope you get a company that will actually do a proper test. For that matter, hope you get a contractor who properly installs your sprinkler system in the first place because overnight every Tom, Dick, and Harry will suddenly be in the sprinkler business.

Then, of course, what about when the sprinkler head does go off. Proponents of home sprinkler systems claim it will not be like the ones you see in movies... but they're not telling the whole truth either. Although residential heads are slower than commercial grade, they still put out a considerable amount of water.

I can personally attest to this where a Class R-13 residential sprinkler system was installed in college housing in California Pa., where there was not even a fire. All it was that triggered the incident was a blast of heat from a microwave oven when a student heated food wrong. A single sprinkler head destroyed the kitchen where all the drywall needed replaced. In addition, water leaked through to the room under it, destroying a ceiling. The total bill for this was approximately $8,000.00.

And yes, a sprinkler head and sprinkler piping can and will leak if pressure in the piping is accidentally increased by a faulty pressure regulator. This can also happen due to age as these systems deteriorate. It happens in commercial systems so why would it not in residential?

There has even been a massive sprinkler head recall by several manufacturers because of sprinkler heads that did not trip when there was a fire... and yes you can get false sprinkler alarms when pressure in piping changes. It happens in commercial buildings any time there's a major water break near by and water is turned back on later.

Something to also consider is why just not shut the system off after every one inspects and leaves? Yes you could do this but then again will the insurance company still be required to pay your claim because you shut the system off?
Also keep this in mind, when the first sprinkler systems where installed, it was done for property protection, not for human safety.

Sprinkler systems are by no means the 100% perfect answer. You could well have a properly maintained sprinkler system and still die in a fire in your home from smoke inhalation if the fire develops in the same room where you are located. A classic example would be a person who smokes in bed. A fire which starts in a bed will set off the sprinklers, but well after flames and or smoke have killed you. This is why it is important to still have and use smoke detectors.

So as you can see, all the hype about sprinklers you're hearing does not tell the downside. Over the next few years, you and the community you live in will have to deal with the politics associated with today's huge push for sprinklers in the home.