Fire Sprinkler Discharge in Aurora Commercial Spaces

Why sprinkler water is not clean water

Wet-pipe sprinkler systems are filled once and then sit, often for years. The water inside picks up rust, scale and sediment from steel pipe, and it can carry a strong odor. Some systems also contain antifreeze in sections exposed to cold, such as loading docks or entry vestibules. When that water lands on carpet, ceiling tile and inventory, it stains and smells in ways tap water would not.

Restoration professionals often treat sprinkler discharge as more than clean water for that reason, particularly once it has sat on materials for a while. Expect porous items that took a heavy soaking to be evaluated carefully rather than simply dried. Ceiling tiles that got wet are usually replaced, partly because they stain and sag, and partly because they can drop without warning.

How the first day usually goes

First minutes: People are moved away from falling water and electrical hazards; the valve is closed by a qualified person; the alarm company is told it is a non-fire event.
First hour or two: Electronics, paper records and inventory are moved off the floor; photos and video document the spread before cleanup starts.
Same day: Standing water is extracted, wet ceiling tiles are taken down, and the fire protection contractor replaces the broken head and recharges the system.
Next several days: Dehumidifiers and air movers run; moisture readings are taken in walls, flooring and any wet insulation until drying goals are met.
Before reopening: Fire protection is confirmed back in service, and damaged finishes are scheduled for repair.

Things that get forgotten after a discharge

Fire watch: many jurisdictions require one while sprinklers are out of service; ask Aurora Fire Rescue or your fire protection contractor
Notify the property manager and every tenant on the affected floors and the floor below
Check elevator pits and electrical rooms, which collect water that runs down shafts
Bag and tag damaged inventory instead of discarding it before the adjuster sees it
Ask the cause: a frozen head, a struck head, corrosion or a faulty head point to different fixes
Keep the broken sprinkler head for the insurer; it may be inspected later

Questions for the insurer and contractor

Does the policy treat accidental sprinkler leakage differently from other water damage?
Will the broken head be preserved in case the manufacturer or installer is responsible?
Has the water been categorized, and does that change which materials must be removed?
Who coordinates with the fire protection contractor to get the system back online?

Common questions

Why did only one sprinkler head go off?

Each head opens on its own when its element is heated, broken or damaged. A single head discharging is typical of accidental breaks and also of small fires.

General information for Aurora, not a quote or professional advice. In an emergency, call 911.