Managing Sprinkler Impairments: Protecting Property and Minimising Risk

Automatic sprinkler systems are one of the most reliable and effective forms of fire protection available. When correctly designed, installed and maintained, they can dramatically reduce the risk of loss and damage to property. But what happens when a system needs to be taken out of service — even temporarily?

A sprinkler system that is shut down or inoperative, whether partially or fully, is considered impaired. During this time, fire protection is reduced, and the risk to property increases. Understanding how to manage these impairments correctly is vital to keeping your business, assets and people safe.

The Three Types of Sprinkler Impairment

Sprinkler impairments can arise for a range of reasons, typically falling into three categories:

1. Planned impairmentsThese occur when systems are deliberately shut down for maintenance, repairs or upgrades. Planning ahead can help to minimise downtime and disruption.

2. Emergency impairmentsUnplanned events — such as accidental damage to a sprinkler head or water supply issue — can leave part of the system temporarily inoperative. Swift action is essential to restore protection.

3. Improper impairmentsThese are the most concerning and often go unnoticed. Examples include unauthorised valve closures or tampering, leaving the system non-functional without anyone realising.

Notifying Your Insurer

Insurers such as AXA require notification at least 48 hours before any planned impairment that will render the system inoperative for more than eight consecutive hours.Emergency or unplanned impairments should be reported as soon as possible.

At Vista, we support clients in managing this process, ensuring all necessary notifications are made promptly and that reinstatement plans are in place.

Precautionary Steps During an Impairment

Reducing risk while a sprinkler system is offline is crucial. Key measures include:

• Appointing a responsible person to oversee the impairment.

• Notifying all relevant stakeholders, including insurers, fire services and alarm monitoring teams.

• Increasing fire watch patrols and site security.

• Providing additional firefighting equipment and ensuring staff are trained to use it.

• Suspending any hot work or high-risk processes.

• Affixing warning tags to all out-of-service equipment.

  
  

Once repairs are completed, systems should be tested, fully reinstated, and verified as operational before normal activities resume.

Supporting Safe and Compliant Operations

At Vista, we work with clients to identify potential vulnerabilities, manage risk during system impairments, and ensure all safety and compliance obligations are met. Whether you’re carrying out planned maintenance or responding to an emergency shutdown, proactive management is key to reducing exposure and maintaining business continuity.

If you need advice on managing sprinkler impairments or other property risk issues, get in touch with the Vista NW team — we’re here to help you stay resilient.