NFPA 25 compliance: a checklist for property managers

What is NFPA 25 and why does it apply to you?

NFPA 25 is the Standard for the Inspection, Testing, and Maintenance of Water-Based Fire Protection Systems. If your building has a sprinkler system, standpipe, fire pump, or water storage tank, NFPA 25 sets the schedule and procedures for keeping those systems compliant.

For property managers in Washington, Oregon, and Idaho, compliance with NFPA 25 is typically required by your local Authority Having Jurisdiction (AHJ) — whether that's the city fire marshal, county, or state fire office. It's not optional, and non-compliance can affect your occupancy permit, insurance coverage, and liability exposure.

The most common violations we find

After inspecting thousands of commercial properties across the Tri-Cities region, these are the issues that show up most often:

1. Sprinkler heads that are painted, corroded, or obstructed

Sprinkler heads must be free of paint (including overspray), corrosion, and physical damage. They also need 18 inches of clearance below them — storage stacked too close is a frequent flag from AHJs. If heads have been painted over, they need to be replaced, not cleaned.

2. Missing or outdated inspection tags

Every system needs a current inspection tag showing the date of the last inspection and the name of the licensed contractor who performed it. Tags that are missing, faded, or more than 12 months old will be flagged immediately.

3. Control valves that aren't supervised or are found closed

All control valves supplying water to the sprinkler system must be in the open position and either electrically supervised or locked open. A closed valve is one of the most serious deficiencies — it means the system won't function in a fire. We find unsupervised valves more often than you'd expect, particularly in older buildings.

4. No five-year internal inspection record

NFPA 25 requires an internal inspection of sprinkler piping every five years to check for foreign material, corrosion, and buildup. Many property managers aren't aware of this requirement until it shows up as a deficiency.

5. Fire pump test records not current

If your building has a fire pump, it needs to be tested annually (flow test) and run weekly or monthly depending on the type. We regularly find pumps that haven't been tested in years, often because the responsibility fell between property management transitions.

How to prepare before your next AHJ visit

You don't need to wait for a scheduled inspection to get your building in order. Here's what to do now:

• Pull your last inspection report and note any open deficiencies — these are the first things an AHJ will check.
• Walk the building and visually confirm sprinkler heads are unobstructed and free of paint or damage.
• Confirm all control valves are open and tagged.
• Check that your inspection tags are current and legible.
• Ask your fire protection contractor when your last five-year internal inspection was performed.

Get ahead of it

The best AHJ visit is a boring one — no deficiencies, no follow-up required. If you're not sure where your building stands, we can do a compliance walk-through before your next scheduled inspection. We'll identify what needs to be corrected and give you a clear plan to get there.

Contact Tristate Fire Protection at (509) 380-8823 or info@tristatefp.com to schedule a review.