Fire Suppression System

We inspect home fire suppression systems even though they are outside the scope of a Home Inspection. They are, in fact, required by all current U.S. model Codes in new 1 and 2 family homes. However, many states have prohibited the requirement or made it optional. We should expect this to change, and for them to become more common. It is essential that you research and understand the regulations that apply in your area. Our inspection is strictly visual; we do not operate valves, including inspector test valves. You should always report to your client using the provided Limitation Statement.

The average homeowner is likely not familiar with residential suppression systems. You should take the opportunity to educate them and to dispel the widespread myths about how they work and the protection they offer. Fire suppression systems are documented to provide a significant improvement in homeowner safety and survival during a fire, as well as reduce property damage.

The water supply for a fire suppression system must be from a “reliable source,” as well as providing “adequate capacity.” Private on-site wells may require a tank to store water for the system so it can meet the requirement of supplying 2 heads for 10 minutes. The water service entry area is where the main valve(s) is located, as well as any backflow devices. Note that NFPA 13D does not require check valves, but your locality may. A gauge showing the system’s pressure will be here, as well as the flow switch.

Inspect for an open main valve and appropriate system pressure. Ensure that backflow valves and dated inspection stickers are present as may be required in your area. Determine if the installation is stand-alone or combined, and report appropriately. Inspect for securely-mounted components, leaks, damage, or corrosion.


The main valve for the fire suppression system is closed. This prevents proper system operation. We do not open valves as there may be hidden damage that could allow leaks. Hire a fire suppression technician for an system evaluation and servicing.

The backflow prevention device at the fire suppression system is past its labeled use date. This can affect proper system operation. Hire a plumber or fire suppression technician to service or replace the device as needed.

The backflow prevention device at the fire suppression system is missing a dated use label. This is required to ensure regular servicing and proper system operation. Hire a plumber or fire suppression technician to service or replace the device as needed.

The backflow device at the fire suppression system is leaking. This can allow water damage, and may affect proper system operation. Hire a fire suppression technician for repairs as needed.

Labels are missing at components in the fire suppression system as required by local standards. This is a potential safety hazard. Hire a fire suppression technician for repairs as needed.

The pressure gauge on the fire suppression system indicates low water pressure. This is a safety concern that can affect proper operation. The cause for this cannot be determined in a Home Inspection. Hire a fire suppression technician for an system evaluation and servicing.

There are leaking valves at the fire suppression system. This can allow water damage, and may affect proper system operation. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s water storage tank is empty. This is a safety concern that will prevent proper system operation. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s water storage tank is leaking. This is a safety concern that will prevent proper system operation and may cause water damage. Hire a fire suppression technician for repairs as needed.

The cap for the fire suppression system’s water storage tank is missing. This can prevent proper system operation and may cause water damage. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s water storage tank is an incorrect shape or size. They are required to be able to fit through a standard doorway to allow for servicing or replacement. Hire a fire suppression technician for repairs or replacement as needed.

The fire suppression system’s water storage tank is on an unreinforced platform or floor. The water has significant weight. This is a safety hazard that may allow a structural collapse, leaking, and a system failure. Hire a fire suppression technician for repairs or replacement as needed.

The pump piping for the fire suppression system’s water storage tank is leaking. This will affect proper system operation. Hire a fire suppression technician for repairs as needed.

The pressure tank for the fire suppression system’s water storage tank is leaking. This will affect proper system operation. Hire a fire suppression technician for repairs as needed.

The pressure tank for the fire suppression system’s water storage tank is corroded. This indicates an unreliable component that can affect proper system operation. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s pipes carry the water from the source to the sprinkler heads located throughout the dwelling. They may be one or a combination of several materials: black iron, steel, copper, CPVC, or PEX. All pipes must be secured against movement per the manufacturer listing. Prevailing local standards for potable water piping may also apply. All distribution piping in freeze-vulnerable locations must be insulated; foam pipe wrap is not recommended. “Freeze” or “trace” tape may be used. In extreme climates antifreeze or a “dry pipe” system may be required.

Inspect for leaks, damage, improper or inadequate mounting, corrosion, or inadequate/improper protection against freezing. All pipes passing through framing must be protected by nailer plates if within 1.5″ of the framing surface.


There is evidence of leaking in the fire suppression system’s piping. This can allow water damage, and may affect proper system operation. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s piping is damaged. This can allow leaks, and may affect proper system operation. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s piping is corroded. This can allow leaking, water damage, and improper system operation. Hire a fire suppression technician for repairs as needed.

The fire suppression system’s piping is uninsulated in a freeze-vulnerable location. This can allow pipe damage and leaks, and can affect proper system operation. Insulate the pipes. Accepted practice requires a rigid tent overlaid with insulation. Standard foam pipe wrap is not recommended.

The fire suppression system’s piping is insulated with foam pipe wrap. This is contrary to accepted practice. It can allow pipe damage, leaks, and can affect proper system operation. Insulate the pipes. Accepted practice requires a rigid tent overlaid with insulation.

The fire suppression system’s piping is installed without proper “nailer plate” protection. This can allow damage to the pipes, leaking, and improper system operation. Hire a fire suppression technician for repairs as needed.

The sprinkler heads are the business end of the fire suppression system. The specific number, type, and placement of them is determined by a qualified specialist during the design phase. Additionally, different jurisdictions have varying regulations as to where heads must be, or locations where coverage in not required. It is essential that you educate yourself as to what applies in your area.

Perform a careful visual inspection to ensure that no paint, plaster, or other debris is on the heads or their covers. Sprinklers cannot be recessed into the ceiling or dropped down from it. Escutcheon plates must be installed, as should the cover plates for concealed units. Study and learn to recognize Omega brand sprinklers; they are always a reportable defect. Leaks and damage must be noted. It is never acceptable to hang anything from a sprinkler head. Inspect for obstructions, permanent or otherwise, or for heads too close to heat-producing appliances.


An Omega brand fire sprinkler is present. The US Consumer Product Safety Commission (CPSC) issued a recall of approximately 8.4 million Omega brand fire sprinklers manufactured since 1982 by Central Sprinkler Corp. and its subsidiary. The CPSC alleges that Omegas are defective and could likely fail in a fire. Hire a fire suppression specialist for evaluation and explanation of the system’s operation and maintenance.

A fire suppression sprinkler head is dropped below the ceiling. This is a potential safety concern that may indicate loose mounting, and can affect proper function. Hire a fire suppression technician for repairs as needed.

A fire suppression sprinkler head is recessed into the ceiling. This can affect proper system function, and is a safety concern. Hire a fire suppression technician for repairs as needed.

A fire suppression sprinkler head is covered. This can affect proper system function, and is a safety concern. Hire a fire suppression technician for repairs as needed.

A fire suppression sprinkler head has paint or plaster on it. This can affect proper system function, and is a safety concern. Hire a fire suppression technician for repairs as needed.

A fire suppression sprinkler head is missing an escutcheon or mounting plate. This can delay the head’s timely operation, and is a safety concern. Hire a fire suppression technician for repairs as needed.

A fire suppression sprinkler head is obstructed. Nearby objects will affect proper water spray, and is a safety concern. Remove the obstructions.

A ceiling-mounted fire suppression sprinkler head is improperly installed. These are required to be 1″ to 4″ from the ceiling for proper operation. Hire a fire suppression technician for repairs as needed.

A wall-mounted fire suppression sprinkler head is improperly installed. These are required to be 4″ to 6″ from the ceiling for proper operation. Hire a fire suppression technician for repairs as needed.

The cover for the concealed fire suppression sprinkler head is missing. This is a safety concern that may affect proper operation. Hire a fire suppression technician for repairs as needed.

There are objects hanging from the fire suppression sprinkler heads. This is never permitted as it can damage the component and affect proper operation. Hire a fire suppression technician for an system evaluation and servicing.

A fire suppression sprinkler head is leaking. This can cause water damage and may affect proper system operation. Hire a fire suppression technician for repairs as needed.

A fire suppression sprinkler head is improperly located near a high-heat source. This can cause an unintended activation and water damage. Heads should not be near or above fireplaces, furnaces, etc. Hire a fire suppression technician for repairs as needed.