Sprinkler head
One sprinkler head puts out more water per minute than a burst pipe.
A discharged head runs at mains pressure and does not stop until the system is isolated, which is a job for the building manager or the fire service rather than for you. Expect a far larger volume than a plumbing failure, spread over a whole floor and travelling down through every penetration it finds.
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Isolation is not a valve you should be hunting for
Sprinkler systems are isolated at a control valve that is usually locked, monitored and alarmed. Closing it without telling anyone takes the building out of fire protection, which is why in most buildings only the manager or the fire service does it. Your job is to report it immediately and get people and belongings out of the water.
In a house with a residential system there is normally a single shut-off near the water entry, and the same warning applies: once it is closed, the house has no sprinkler protection until someone resets it.
The volume is the whole story
A single residential head discharges on the order of tens of gallons per minute. Ten minutes before someone isolates it is therefore hundreds of gallons, released at ceiling height and spread across the whole floor rather than pooling at one point.
Because it falls from above, it reaches the tops of partitions, the insulation in the ceiling void and the electrical fittings, which are the three places a wall-level flood never touches.
On an upper floor it then finds every service penetration and goes down. A sprinkler event on the third floor routinely produces damage on the first.
Clean water, but pipework that has been standing for years
The water in a wet sprinkler system has been sitting in steel pipe since the system was filled. It is not contaminated in the sewage sense and porous material can usually be dried, but it is heavily discoloured and stains fabric and plaster in a way that ordinary supply water does not.
Photograph the staining early. Insurers settle textile and decorating claims from those photographs, and the stain darkens as it dries.
Accidental discharge is a sudden and accidental escape of water and standard wording answers for it. Discharge that put out an actual fire is a fire claim, which is a different set of numbers.
Who does what, and quickly
Sprinkler events almost always cross ownership boundaries.
- 01You own and live here. Report it for isolation first, then get extraction moving. Ask specifically whether the ceiling void insulation is wet, because it is the part that gets missed.
- 02You manage the building. Isolation, reset and recertification of the system are yours, and they are on a different timetable from drying. Log the time of discharge: several claims will be measured from it.
- 03You are a unit owner below. Your damage is real even though the head was not in your unit. Claim on your own policy and let the insurers deal with recovery between them.
- 04You rent here. Report it, photograph your own belongings, and claim those on renters insurance. The building, the ceiling and the system are the owner problem.
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What to ask before you agree to anything
Ask these of whoever turns up. A contractor who answers them plainly is the one you want; a contractor who will not is telling you something.
- 01Is the ceiling void insulation wet, and are you opening the ceiling to get to it?
- 02How are you handling the staining, and is that in your quote or separate?
- 03Which floors below have you actually checked with a meter?
- 04What are you doing about the electrical fittings that got wet?
- 05Do you coordinate with whoever resets the system, or is that on me?
- 06What licence do you hold, and does anyone on your crew hold one for the sprinkler system itself?
Have this ready before you call
Three facts move the first minute past the formalities: what happened, when it started, and whether water is still moving. These add the detail that decides what gets loaded on the van.
- Which floor the head discharged on and how many floors are below
- Roughly how long it ran before isolation
- Whether it was accidental or there was a fire
- Whether the building has a manager and their number
- What the ceilings are: plasterboard, suspended tile, plaster
- Whether power is still on in the affected rooms
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Where these figures come from
Every number on this page is published by someone other than us, and each link goes to their own text rather than to a summary of it.