Contractor’s Guide: Avoiding Sprinkler Damage and Costly Repairs

December 4, 2023 | Written by Jerry Nicklow

Navigating the Risks: Protecting Building Sprinklers During Construction Work

For contractors, working in and around buildings comes with a set of responsibilities. Whether you’re a drywall expert, plumber, electrician, or painter, one crucial aspect you must be wary of is the building’s sprinkler system. Sprinklers are often overlooked but are vital for fire safety. Accidental sprinkler damage can lead to severe consequences.  Ranging from water damage to legal repercussions.

In this blog, we’ll explore why it’s essential to protect sprinklers in various settings. For example, commercial buildings, homes, and apartment complexes.

The Importance of Sprinkler Systems

Sprinkler systems are designed to protect buildings and occupants in the event of a fire. These systems are incredibly efficient in controlling fires, often extinguishing them before firefighters arrive. In commercial buildings, homes and apartment complexes, they are a legal requirement, ensuring the safety of people and valuable assets.

Risks of You Causing Sprinkler Damage

1. Water Damage: A single sprinkler can discharge up to 40 gallons of water per minute. Imagine this happening unexpectedly due to accidental damage during construction. The result is extensive water damage, not only to the building’s structure but also to its contents – furniture, electronics, and other valuable items.
2. Cost Implications: Repairing water damage can be costly. It’s not just about fixing the sprinkler system but also addressing the damage caused by the water. This could include replacing drywall, flooring, electrical systems, and other fixtures.  It could also cause damage to furniture, computer systems and other personal belongingsin the building. We have seen claims wher the damage from the water alone was well over $100,000.
3. Project Delays: If your job is part of a larger project, accidental triggering of the sprinkler system can lead to significant project delays. The cleanup process and subsequent repairs can push back timelines, affecting not only your schedule but also those of other contractors and stakeholders.
4. Legal and Insurance Issues: Damaging a building’s sprinkler system can lead to legal challenges, especially if it’s proven that the damage was due to negligence. Additionally, such incidents can impact your business insurance premiums and coverage.    It’s important to thoroughly understand your insurance policy and the implications of any damage caused by a sprinkler system.  Will your insurance policy cover the damage to the sprinkler system?  What about the water damage to the property?  And finally, what about any costs associated with project delays?

Measures for Contractors to Prevent Sprinkler Damage

1. Awareness and Training: Ensure that all team members are aware of the locations of the sprinkler systems. Regular training sessions can help inculcate safe working practices.
2. Planning and Communication: Before starting work, identify areas with sprinkler systems and plan your work accordingly. Communicate with other contractors and building managers to ensure everyone is on the same page.
3. Protective Measures: Use protective coverings or barriers around sprinkler heads when working nearby. This simple step can prevent accidental knocks and damage.
4. Regular Inspections: Conduct regular inspections of the work area to ensure that no part of the sprinkler system is compromised during the project.

Real-World Sprinkler Damage Scenarios

1. Commercial Buildings: In commercial settings like offices or retail spaces, the cost of water damage can be astronomical.  Not just in repairs but also in lost business and productivity.
2. Homes: In residential homes, a triggered sprinkler system can cause personal and emotional distress to homeowners.   It can damag irreplaceable personal belongings.
3. Apartment Buildings: In multi-unit dwellings like apartment complexes, the impact of water damage is magnified.  It can affect multiple families and possibly leading to temporary displacement.

Real Sprinkler Damage Claims

At Huff Insurance, we recently had some claims involving contractors causing sprinkler damage to building.

Claim secnario #1:

A contractor was working in the attic space of an apartment building.  While cdoing his work, he decided to use

Conclusion

As a contractor, respecting and protecting the building’s sprinkler system is paramount. It’s not just about avoiding damage; it’s about ensuring the safety and integrity of the building you are working on. By taking proactive steps and educating your team, you can prevent costly accidents and maintain a reputation for quality and safety. Remember, a little caution goes a long way in preventing big problems.