Dry-pipe sprinkler valve annual maintenance checklist

Monitoring company and owner warned before the valve trips

Monitoring company placed on test for the trip, the owner told the system is out of service until reset, and the call logged before the inspector's test opens.

Impairment and fire watch arranged for the trip and reset

Impairment entered under the owner's procedure for the whole trip, drain-down and reset, the zones served known, and a fire watch posted where the procedure requires one.

Starting air and water pressures read before the trip

System air and supply water gauges read and recorded just before the inspector's test opens, so the trip can be compared with the valve's differential and the prior test.

Full trip test witnessed with trip and delivery times recorded

Valve seen tripping, usually a partial-flow trip, with full flow and water delivery timed at the inspector's test in the years the standard sets; trip time and pressure recorded.

Air pressure at the moment of trip read and recorded

System air gauge reading noted as the clapper opens, compared with the trip point the valve's differential predicts and with the trip pressure from the prior test.

Quick-opening device operation observed during the trip

Accelerator or exhauster seen speeding the trip as intended during the test, no lag suggesting a fouled or isolated device.

Low point drains and system dry-down observed

Low point drains opened and confirmed clear of trapped water after the test, system dried before it is re-pressurized.

Clapper facings and seats seen cleaned and inspected at reset

With the control valve shut and the valve drained, cover off, clapper facings and seat rings seen cleaned and checked for wear, worn parts replaced per the manufacturer.

Valve reset and returned to normal air pressure

Valve reset by the technician, priming level restored, system brought back to its normal air pressure and supervision confirmed before it is taken off test.

Quick-opening device reset and its isolation valve reopened

Where an accelerator or exhauster is fitted, it is reset per the manufacturer and its isolating valve reopened only once system air is stable, so it is armed and not left isolated.

Time to restore normal system air recorded after reset

Time for the air supply to bring the drained system back to normal pressure noted and compared with the design value and the prior test, a slow fill flagged for the technician.

Low-air switch operating point read as system air falls

Air bled slowly at the trim, staying above the trip point, until the low-air supervisory operates, the gauge read against the switch setting, then air restored and the signal cleared.

Control valve reopened and the panel back to normal

Main control valve opened slowly and fully after the reset, sealed and supervised, and the panel showing no alarm, low-air or supervisory condition left standing.

Monitoring company and owner told the dry system is back

Monitoring company confirms trip and supervisory signals were received and the account is back to normal, the owner told, and the impairment closed in the owner's log.

Test results and open items recorded on the building side

Observed trip and delivery times and any deficiency the technician calls out logged with a photo and a date on the site record, separate from the technician's report.