Learn about fire sprinkler systems (without the jargon)
Fire sprinkler systems don’t need to be mysterious. You don’t have to be an engineer to understand the basics of how they work, what inspections are for and when you should call someone for help.
This page is meant to give building owners and managers a straight explanation in plain language. No scare tactics, no code talk—just what you actually need to know.
What a fire sprinkler system actually does
A fire sprinkler system is just a water-based safety system sitting in the background until you need it. Piping and sprinkler heads are filled with water (or air, on some systems) and are there to control or put out a fire early, before it gets out of hand.
In most cases, sprinklers operate one head at a time when enough heat reaches that head. It’s not like the movies where every head in the building goes off at once. The idea is to control the fire where it starts.
Your job as a building owner or manager isn’t to design the system—that should already be done. Your job is to keep the system in good working order, fix problems when they show up and get the required inspections done.
Who is responsible for the fire sprinkler system?
In simple terms, the building owner (or whoever is in charge of the building) is responsible for the sprinkler system. That means:
Keeping the system in service and not shutting it off without a real reason
Getting the required inspections and testing done on schedule
Fixing problems that show up on inspections or during normal use
Making sure valves, riser rooms and equipment stay accessible
Where the fire marshal and insurance come in
The fire marshal and your insurance company usually expect proof that your system is being inspected, tested and maintained. That’s where NFPA 25–based inspections and written reports come in. They don’t expect you to know every code section by heart, but they do expect the system to be looked after.
How often do fire sprinkler inspections need to be done?
There’s a detailed standard called NFPA 25 that lays out how often different parts of a water-based fire sprinkler system should be inspected, tested and maintained. You don’t have to memorize it, but it helps to know the big picture.
Some checks are monthly or quarterly
Many building owners focus on the annual NFPA 25 inspection and testing
Some tests and checks are done every few years instead of every year
If you tell us what type of building you have and when your last inspection was, we can help you figure out what’s due and what isn’t. If you want to dig into the standard yourself, you can ask your fire marshal or visit NFPA’s website and look for NFPA 25.
Some warning signs you shouldn’t ignore
Some sprinkler issues are obvious, and some are easy to brush off. Here are things that are worth paying attention to.
Water on the floor with no clear source
Ceiling tiles that are stained or wet near sprinkler piping
Sprinkler heads that are leaking or dripping
Sprinkler heads that are painted, corroded or damaged
Piping that looks bent, out of place or unsupported
Alarm panels beeping or showing sprinkler-related trouble
Dry systems with low air, high air or compressors running nonstop
People storing items right up against or on sprinkler heads
Normally open valves in the closed position.
Not keeping fire riser room clear for easy access.
Sprinkler pipe leaks.
If you see any of these or anything that looks out of place and aren’t sure how serious it is, it’s worth talking to someone who works on these systems every day.
What to do when something looks wrong
If something doesn’t look right with your fire sprinkler system, you don’t have to fix it yourself. But there are a few simple steps that usually make sense:
Keep people and valuables clear of any water or suspected leak
Take a quick photo or short video of what you’re seeing
Note where in the building it is (room name, area, ceiling, etc.)
If there’s active water flow and you know where the main valve is, follow your building’s emergency plan and call the fire department if needed
If it’s not an emergency, reach out for service. Tell us what you’re seeing, share any photos you have, and we’ll talk through what the next step should be.
NFPA 13 vs NFPA 25 – what’s the difference?
You’ll hear people talk about NFPA 13 and NFPA 25 a lot in the fire sprinkler world. In simple terms:
NFPA 13 is the standard used when the sprinkler system is designed and installed. It’s about how the system is laid out and built.
NFPA 25 is the standard used after the system is installed. It covers inspection, testing and maintenance for water-based fire sprinkler systems.
Most building owners and managers mainly deal with NFPA 25, because that’s where inspections and ongoing maintenance live.
Do you need to read the standards yourself?
You’re not required to be an expert in the books. That’s what contractors, engineers and the fire marshal are for. But if you want to, you can ask your fire marshal for guidance or visit NFPA’s website and look up NFPA 13 and NFPA 25 for more detail.
Simple checklist for building owners and managers
You don’t have to do everything yourself, but here’s a simple way to think about your side of things:
Know roughly when your last fire sprinkler inspection was and what was inspected.
Keep riser rooms and valves accessible, not blocked by storage
Don’t let people paint or hang things off sprinkler heads or piping
Pay attention to leaks, stains and alarm troubles instead of ignoring them
Have a basic plan for what to do if a sprinkler pipe breaks or a head goes off
Keep the fire marshal and insurance in the loop with current inspection reports
If you can do those few things and call for help when something looks off, you will be off to a good start.