What is the NFPA 25?
In California, NFPA 25 is the Adopted Standard in the State Title 19 Code to address the Inspection, Testing and Maintenance of Water-Based Fire Protection Systems.
NFPA 25 is the standard that addresses the operating condition of fire protection systems as well as impairment handling and reporting and applies to fire protection systems that have been properly installed in accordance with generally accepted practice.
NFPA 25 also addresses corrective action needed to ensure that a system operates in a satisfactory manner shall be in accordance with the appropriate installation standard.
What type of services are included in this?
Where applicable and per type of Water-Based System:
Monthly, Quarterly, Annual, Three and Five-Year Inspections required by the State Fire Marshal. These are also known as “Periodic Inspections”.
"Who is responsible for the design of your Fire Sprinkler System and is it correct for your Occupancy Use?"
“Isn’t hiring a C-16 Contractor to do my periodic inspections and certifications enough?
According to the California Adopted NFPA 25, Section *1.1.3.1,
This standard does not require the inspector to verify the adequacy of the design of the system. The Annex A Explanatory Information states:
*A.1.1.3.1 The requirement to evaluate the adequacy of the design of the installed system is not a part of the periodic inspection, testing, and maintenance requirements of this standard. However, such evaluation is the responsibility of the property owner or designated representative as indicated in 4.1.5 and 4.1.6.
.
What do I do now?
If you are renovating, building or relocating to a new location, know who to call to make sure your Wet-Based Fire Protection System is adequately designed for your occupancy use and city permit.
*4.1.5 Changes in Occupancy, Use, Process, or Materials.
The property owner or designated representative shall not make changes in the occupancy, the use or process, or the materials used or stored in the building without evaluation of the fire protection systems for their capability to protect the new occupancy, use, or materials.
This is true even if after the fact you didn’t know the law.
Why?
Simply put,
*A.4.1.5 It is assumed that the original system design and installation were appropriate for the occupancy and use of the building and were approved by all applicable authorities having jurisdiction. If no changes to the water supply or to the building or its use have transpired since it was originally occupied, no evaluation is required.
If changes are contemplated, it is the owner’s responsibility to arrange for the evaluation of the fire protection system(s). Where the inspections and tests specified in the standard have been contracted to a qualified inspection provider or contractor, it is not the role of the inspector or contractor to determine if any changes have been made or the subsequent evaluation of the fire protection system.
The evaluation of any building changes should be conducted before any proposed change is incorporated and should utilize the appropriate installation standard and input from applicable authorities having jurisdiction.
I made changes and didn’t know…
*4.1.6 Addressing Changes in Hazard.
*A.4.1.6 See Annex F for an example of a hazard evaluation form. A hazard evaluation is not part of a system inspection.
4.1.6.1 Where changes in the occupancy, hazard, water supply, storage commodity, storage arrangement, building modification, or other condition that affects the installation criteria of the system are identified, the property owner or designated representative shall promptly take steps to evaluate the adequacy of the installed system in order to protect the building or hazard in question, such as contacting:
A State of California Contractor State License Board Licensed Fire Protection Contractor (C-16) as defined in subsection (b) of Section 7058 of the Business and Professions Code, or A California Board of Professional Engineers and Land Surveyors Licensed Engineer.
Note: California Fire Code, Section 901.4, Installation (Title 24, CCR, Part 9 (2013) states: “Fire protection systems shall be maintained in accordance with the original installation standards for that system. Required systems shall be extended, altered, or augmented as necessary to maintain and continue protection whenever the building is altered, remodeled or added to. Alterations to fire protection systems shall be done in accordance with applicable standards”
In Conclusion
4.1.5.1 The evaluation required by 4.1.5 shall not be considered part of the normal inspecting, and maintenance required by this standard.
Make sure that if you are occupying a space with a Water-Based Fire Protection System, the system matches you Occupancy Group and Use.
You can contact your Local Authority Having Jurisdiction (Fire Department) for a basic Site Review for more guidance, usually comes with a fee and subject to availability.
Still confused or have questions, talk to us about your Property Management questions?