A sprinkler system impairment creates an immediate compliance and life-safety issue. Once a water-based fire protection system is taken out of service for maintenance, repair, or due to damage, the building no longer meets its intended level of fire protection.
NFPA 25 sets clear requirements for managing sprinkler impairments, including notification duties, impairment coordinator responsibilities, time limits, and when a fire watch becomes mandatory. Failure to follow these requirements can expose property owners and facility managers to serious safety risks, enforcement action, and liability.
This guide explains how fire watch applies during sprinkler system impairments, what NFPA 25 requires, and how to stay compliant until the system is fully restored.
Understanding Sprinkler System Impairments
A sprinkler system impairment occurs when part or all of a water-based fire protection system cannot perform its intended function. This can happen during scheduled maintenance, system repairs, valve closures, equipment failure, or accidental damage. From a code and safety view, any impairment reduces the building’s fire protection level.
Once a sprinkler system is impaired, water delivery to affected areas stops immediately. Without active suppression, a fire can grow faster and spread beyond the point of manual control. This increases risk to occupants, property, and business operations.
Facility managers must identify the scope of the impairment as soon as it occurs. This includes confirming which zones are affected, how long the system will be out of service, and what interim safety measures are required. Partial impairments still present risk and must be managed with the same care as full shutdowns.
Sprinkler impairments also introduce compliance and liability exposure. Automatic fire protection systems form part of the building’s approved life safety design. When that protection is reduced, ownership remains responsible for maintaining an acceptable level of fire safety until the system is restored.
Clear planning, prompt action, and documented controls help prevent small impairments from turning into serious safety incidents.
Keeping Sprinklers Safe With NFPA 25 Requirements
NFPA 25 sets the inspection, testing, maintenance, and impairment management rules for water-based fire protection systems. When a sprinkler system is taken out of service, the standard requires specific actions to control risk and maintain life safety until protection is restored.
Under NFPA 25, any sprinkler impairment must be evaluated based on scope, duration, and building risk. If the system remains impaired for more than 10 cumulative hours within a 24-hour period, additional protective measures are required. In most cases, this means establishing a fire watch in line with documented fire watch requirements to maintain continuous monitoring.
The standard also requires the assignment of an impairment coordinator. This person holds direct responsibility for managing the impairment process, confirming notifications, enforcing interim safety measures, and tracking restoration progress. Assigning this role reduces confusion and helps maintain accountability during extended outages.
Facility managers and property owners should understand these requirements before scheduled maintenance or repairs begin. Failure to follow NFPA 25 during a sprinkler impairment can result in code violations, enforcement action, and increased exposure if a fire occurs while the system is offline.
Impairment Coordinator Responsibilities
The main role of an impairment coordinator is to handle every step of the sprinkler system process. They even plan the work carefully, check risks, and make sure safety measures are followed. Often, facility managers take on this role or assign it to trained staff.
Coordinators can also track when impairments start and end very carefully. They even note any changes and check progress against safety plans for the utmost safety. The approach of keeping close records prevents people and property from being exposed to danger.
Good communication is central to this position’s success every single day. Here, coordinators may reach out to all relevant parties about the impairment and next steps. In addition, they guide corrective actions if problems come up during the work.
In general, this role ensures everyone knows their responsibilities and safety stays on track. With clear updates and proper documentation, the process can become smooth and reliable. Following these steps also reduces risk and keeps the building protected during downtime.
Notification Requirements During Impairments
Notification is required when a sprinkler system becomes impaired. NFPA 25 requires that affected parties are informed as soon as the impairment is identified and before planned work begins.
The local fire department and authority having jurisdiction must be notified of the impairment, including the affected areas, expected duration, and interim safety measures in place. This allows responding agencies to adjust response planning as needed.
Building occupants and on-site staff must also be informed when fire protection is reduced so they remain alert and follow temporary safety controls during the impairment period.
All notifications must be documented as a compliance measure, using written or electronic records to support inspections, audits, and verification.
When Fire Watch Is Required
A fire watch is required when a sprinkler system impairment increases fire risk beyond acceptable limits. NFPA 25 sets time-based and risk-based thresholds that determine when continuous monitoring must begin. Common situations where a fire watch is required include:
Extended Downtime
If a water-based sprinkler system is out of service for more than 10 cumulative hours within a 24-hour period, a fire watch becomes mandatory. During extended outages, commercial fire watch services provide continuous monitoring until the sprinkler system is restored.
High-Risk Areas
High-occupancy spaces, critical operations, and areas with elevated ignition risks often require fire watch coverage even during shorter impairments. Limited system outages can still create unacceptable exposure under these conditions.
Unexpected Outages
Unplanned sprinkler failures require immediate evaluation. When repairs cannot be completed promptly, a fire watch helps control risk while temporary safety measures remain in place.
Partial or Full System Failure
When any portion of a sprinkler system cannot operate as designed, hazards increase. Both partial and full system failures require regular patrols and continuous monitoring to detect fire risks early during the impairment period.
Fire Watch Duties and Best Practices
During a sprinkler system impairment, fire watch personnel must follow defined procedures to maintain continuous awareness of fire risk. The main fire watch duties during system downtime include:
✅ Routine Patrols: Regular patrols of all affected floors and spaces to watch for smoke, heat, or ignition sources that could indicate a developing fire. Patrol frequency should match the building’s risk level and occupancy.
✅ Documented Monitoring: Use of written patrol routes, checklists, and logs to confirm active monitoring. These records support inspections and align with guidance on what to do when a fire alarm system is not functioning properly during system outages.
✅ Immediate Escalation: Clear procedures for contacting emergency responders when a hazard is detected, reducing response time if a fire occurs while the system is impaired.
✅ Site Awareness: Familiarity with the building layout, impairment scope, and restricted areas to help identify risks early and maintain effective coverage.
International and Local Code References
Sprinkler system impairments and fire watch requirements are governed by both national model codes and local regulations. Facility owners and managers must follow the most restrictive requirements that apply to their building. Key code expectations include:
✅ International Fire Code (IFC): Requires that fire protection systems taken out of service are reported to the fire department and authority having jurisdiction, with interim safety measures implemented during the impairment.
✅ Local Fire and Building Codes: Often adopt IFC and NFPA standards while adding jurisdiction-specific notification, fire watch, or staffing requirements that must be followed during sprinkler outages.
✅ Written Impairment Plans: Some jurisdictions require documented impairment and fire watch plans that define roles, patrol procedures, notification steps, and escalation protocols.
✅ Authority Oversight: Fire marshals or code officials may impose additional conditions based on building use, occupancy load, or risk level during the impairment period.
Risk and Liability Considerations
When a sprinkler system is impaired, fire risk increases immediately. Property owners and facility managers remain responsible for maintaining life safety during this period, even when the impairment is temporary.
Failure to follow NFPA 25 requirements, establish a fire watch when required, or document impairment controls can increase exposure during inspections, enforcement actions, or post-incident investigations. Insurance carriers may also review impairment records after a loss to assess compliance and coverage obligations.
Evaluating occupancy type, fire load, and building use during an impairment helps determine appropriate interim controls and monitoring levels until the system is restored.
Final Thoughts
Sprinkler system impairments require immediate action, clear accountability, and documented controls. Following NFPA 25 requirements, assigning an impairment coordinator, maintaining proper notifications, and establishing fire watch coverage when required help reduce risk until full protection is restored. Careful planning and accurate records support compliance and protect both occupants and property during system downtime.
When a sprinkler system impairment triggers the need for continuous monitoring, working with experienced commercial fire watch professionals helps maintain compliance until full fire protection is restored.
