Independent inspection emphasised in new sprinkler standards

BS EN 12845 (2015) Fixed firefighting systems – Automatic sprinkler systems – Design, installation and maintenance now specifies that the yearly system inspections shall be carried out by a third party.

The latest and current editions of BS EN 12845 and the LPC Rules for Automatic Sprinkler Installations 2015 incorporating BS EN 12845 read “The sprinkler system shall be periodically inspected at least once a year by a third party.” (BS EN clause 21 and LPC Rules TB203.2.4.1).

BAFSA and the FPA believe that this can be considered a significant change to existing UK custom and practice by in effect requiring a more demanding regime to be applied to sprinkler systems. Although automatic fire sprinkler systems have an unequalled record in protecting lives and property and very high reliability figures, where there are system performance problems, a lack of maintenance or undetected changes to building use are often found to be among the issues to blame. So while this new requirement could be seen as a further burden on the owners or occupiers of buildings, it could offer considerable potential benefit. It can be anticipated this change will have a positive impact upon system performance, taking system reliability and efficacy to higher levels.

BAFSA and the FPA believe these third party inspections should cover all critical aspects of the sprinkler system (e.g. water supplies, pumps, test and maintenance provisions, continued relevance of hazard classification, corresponding system design, installation and condition). The term “third party” is usually intended to mean that a competent and independent party should undertake a task. We interpret this as meaning that the inspection cannot be carried out by the system owner, building occupier, system installer, existing service and maintenance provider or those with competing interests in this regard.

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The advantage of such independence is that allows a fresh pair of eyes to audit the work of others. We would expect that this expert will concentrate on answering fundamental questions like ‘will the system still actually work as intended in the event of a fire?’. This can be achieved by thorough conduct of end-to-end checks of the system condition and appropriate reporting. The person(s) conducting the third party inspections should have a full understanding of sprinkler system design, operations and the fundamentals of fire safety practice. In most cases, an understanding of the nature of the hazards and processes in the protected buildings will be required. 

The relationship of this new requirement to regulations is as yet untested. Where regulations require that fire safety measures (in this case, sprinklers) are provided, these regulations require that they shall be maintained in adequate condition. We think it reasonable that these new requirements of BS EN 12845 and the LPC Rules may now be a default route to demonstrating ongoing compliance with the intent of these regulations.

Sources of independent advice and expertise may be provided by a number of organisations and individuals including BAFSA members who offer consultancy services and the FPA.

The FPA offers an independent, third party inspection service but would like to emphasise the new requirement originates from the responsible European Standards drafting committee and not the FPA itself.