Fire sprinkler systems are the single most effective tool for controlling fires in buildings, yet they can only perform when properly inspected, tested, and maintained. NFPA 25, the Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems, establishes the minimum requirements that keep these life safety systems ready to activate. Sprinkler systems that are not regularly inspected may suffer from corroded heads, closed control valves, depleted air pressure, or obstructed piping—any of which can result in system failure during a fire. This guide covers the complete NFPA 25 inspection schedule with a free downloadable checklist.
Free Fire Sprinkler System Inspection Checklist
Download our Word document checklist covering sprinkler heads, control valves, gauges, piping, and fire department connections per NFPA 25.
Download Checklist (.docx)Regulatory Framework
NFPA 25 — Standard for Inspection, Testing, and Maintenance
- Scope: Covers all water-based fire protection systems including wet pipe, dry pipe, pre-action, deluge, standpipe, and fire pump systems.
- Inspection frequencies: Weekly, monthly, quarterly, annual, and 5-year intervals depending on component type and system configuration.
- Documentation: All inspections, tests, and maintenance activities must be documented with dates, findings, and corrective actions.
- Impairments: Systems taken out of service must follow impairment procedures including notification of the fire department, insurance carrier, and building occupants.
Applicable Fire Codes
- International Fire Code (IFC) Chapter 9: Requires water-based fire protection systems to be inspected, tested, and maintained per NFPA 25.
- NFPA 1 Fire Code Chapter 9: Same requirement to comply with NFPA 25 for all water-based fire protection systems.
- NFPA 101 Life Safety Code: References NFPA 25 for sprinkler system maintenance in all occupancy types.
- OSHA 1910.159: Automatic sprinkler systems maintained in accordance with applicable codes (references NFPA 25).
System impairment: When a sprinkler system or any portion is taken out of service, implement a fire watch. Notify the alarm monitoring company, fire department, insurance carrier, and building owner/occupants per NFPA 25 Chapter 15. Impairment duration must be minimized and documented.
Part 1: Sprinkler Heads & Piping
| Inspection Item | What to Check |
|---|---|
| Sprinkler heads (annual) | No corrosion, foreign material, paint, or physical damage. Correct orientation and position. No obstructions within 18 inches below deflector (standard spray) or per manufacturer for specific sprinkler types. Temperature rating appropriate for location. |
| Spare sprinkler supply | Minimum of 6 spare sprinklers of each type and temperature rating installed in the building. Spare sprinkler cabinet includes a sprinkler wrench for each type. Cabinet accessible and stock complete. |
| Piping and fittings (annual) | No mechanical damage, leaks, corrosion, or misalignment. Piping properly supported with no sagging between hangers. No unauthorized attachments to sprinkler piping. Branch lines and cross mains in good condition. |
| Hangers and bracing (annual) | All pipe hangers and seismic bracing intact, undamaged, and securely attached. No missing, broken, or loose hangers. Seismic bracing properly installed where required. No evidence of system movement. |
| Sprinkler head replacement | Fast-response sprinklers: test or replace 25 years after installation. All other sprinklers: test or replace 50 years after installation. Sprinklers in harsh environments: test or replace on accelerated schedule. Failed samples require replacement of all sprinklers in that sample area. |
| Internal pipe inspection (5-year) | Open piping at designated points per NFPA 25 to check for obstructions, organic growth, MIC (microbiologically influenced corrosion), foreign material, or scale buildup. Obstruction investigation required if conditions found. |
Part 2: Control Valves & Water Supply
| Inspection Item | What to Check |
|---|---|
| Control valves (weekly/monthly) | All valves in normal open position. Sealed, locked, or electrically supervised. Valve accessible and not obstructed. Valve identification sign legible. OS&Y valve stems extended (open). Post indicator valves showing “Open.” |
| Gauges (weekly/monthly) | Dry, pre-action, and deluge system gauges checked weekly for normal air/nitrogen and water pressure. Wet pipe system gauges checked monthly. Readings within normal operating range. Gauges replaced or tested every 5 years. |
| Alarm valves (monthly) | Wet pipe alarm valves in good condition. External surfaces clean and free of damage. No leaks from retarding chamber or drain. Alarm valve seat in good condition. Trim valves in correct position. |
| Main drain test (quarterly) | Open main drain fully and record static and residual pressures. Compare to previous results. Significant decrease may indicate partially closed valve, obstructed supply, or municipal water issue. Document all readings. |
| Fire department connection (quarterly) | FDC visible, accessible, and not obstructed. Couplings and caps in place and undamaged. Check valve functional. Gaskets in place. Signage indicating system type and coverage area. No vegetation or landscaping blocking access. |
Part 3: System-Specific Components
| Inspection Item | What to Check |
|---|---|
| Dry pipe valve (weekly/annual) | Weekly: gauge readings for air and water pressure within normal range. Annual: full trip test by opening inspector’s test connection. Measure water delivery time to inspector’s test (must not exceed 60 seconds for systems over 500 gallons). Low-point drains opened and drained. |
| Pre-action/deluge valves | Quarterly: visual inspection of valve and trim. Annual: full trip test including detection system activation and valve operation. Verify correct system response sequence. Test supervisory and alarm signals to FACP. |
| Waterflow alarm devices (quarterly) | Test vane-type and pressure switch waterflow alarms semiannually. Verify alarm signal transmitted to FACP and monitoring company. Alarm activation within 90 seconds of sustained flow. Quarterly visual inspection for condition. |
| Antifreeze systems (annually) | Test antifreeze solution concentration and specific gravity before onset of freezing weather. Solution must protect to temperatures below the lowest expected ambient. Solution type per manufacturer and NFPA 25 requirements. Pre-mixed listed solutions for new and refilled systems. |
| Inspector’s test connection | Accessible and functional. Valve operable. Drain piped to safe discharge point. Used for annual alarm testing and main drain tests. Flow from inspector’s test simulates one sprinkler head activation. |
NFPA 25 inspection frequency summary: Weekly: control valves and gauges (dry/pre-action/deluge). Monthly: gauges and alarm valves (wet pipe). Quarterly: control valves, alarm devices, fire department connections, main drain test. Annually: all sprinkler heads, piping, hangers, full system test, antifreeze. Every 5 years: internal pipe inspection, gauge testing/replacement, sprinkler head testing (based on age). Trained in-house staff may perform weekly and monthly inspections; qualified licensed professionals must perform quarterly, annual, and 5-year inspections and all functional testing.
Download the Free Checklist
Get our fire sprinkler system inspection checklist in Word format. Covers all NFPA 25 inspection frequencies.
Download Checklist (.docx)Go digital with Ecesis. Replace paper sprinkler inspection logs with Ecesis inspection software. Build system-specific checklists for wet pipe, dry pipe, pre-action, and deluge systems. Track inspection frequencies automatically. Document impairments and corrective actions with photos. Maintain complete compliance records for AHJ and insurance audits. Request a free demo.
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Inspections
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Preventive Maintenance
Schedule quarterly drain tests, annual trip tests, 5-year internal inspections, and head replacement.
Compliance Calendar
Track weekly, monthly, quarterly, annual, and 5-year inspection due dates automatically.
Task Management
Assign corrective actions for system deficiencies and track repairs to completion.
Training
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