NFPA 25 2026 Updates
NFPA 25 is
the standard that governs the inspection, testing, and maintenance (ITM) of
water-based fire protection systems. First published in 1992, it is updated
every three years to incorporate new research, industry developments, and
evolving safety requirements. Unlike some other NFPA standards, NFPA 25 is
specifically designed for building owners rather than Authorities Having
Jurisdiction (AHJs) and contractors. For fire protection professionals, staying
informed about these updates is critical to maintaining compliance, ensuring
safety, and optimizing business practices. Here’s a summarized breakdown:
NFPA
25 2020 Edition:
- New Definitions:
- Automated Inspection and Testing and Lowest
Permissible Suction Pressure.
- Inspection Requirements:
- Relocation of owner
responsibilities (e.g., recalled components) to enforceable sections.
- Dry hydrant ITM requirements
(not dry barrel).
- System Performance:
- Failure to provide system demand
for fire pumps is now an impairment.
- Revised Chapters:
- Extensive updates to Chapters 12
and 13, including new timing requirements for waterflow alarms.
NFPA
25 2023 Edition:
- Testing Updates:
- Nitrogen system maintenance
requirements.
- New testing intervals (e.g.,
fast-response sprinklers extended to 25 years).
- Clarifications and Additions:
- Labels for pressure-reducing
valves.
- Inspection of head guards and
painted sprinkler heads.
- System Adjustments:
- Chapter 14 changes for
obstruction investigations (e.g., dry/preaction systems with a 25% delay
threshold).
- Consolidation of waterflow alarm
device testing into Chapter 13.
NFPA 25 2026 Proposed Changes:
1. Dwelling Unit
Definition: A Point of Contention
One of the
most discussed topics in the ongoing revisions of NFPA 25 is the definition of
a “dwelling unit.” A clear and standardized definition would eliminate
confusion and ensure uniformity in the application of fire protection
requirements. The subject has sparked debate, and although early proposals were
rejected due to insufficient data, this issue remains under active discussion
as the public comment period continues.
This topic’s importance lies in its potential to clarify which fire protection systems are required in residential settings versus commercial ones. With input from various stakeholders, NFPA committees are working to strike the right balance between clarity and practicality.
2. Proposed Updates on
System Definitions and Rules
Several
key changes are being proposed to further define and refine certain fire
protection system components. One such update is the definition of a system
riser. This component, commonly understood as the point where water enters a
structure, has been more clearly defined in the current revision. This change
originated in NFPA 13 and was incorporated into NFPA 25 in this edition. NFPA
13 now allows hydraulic calculations using a C factor of 120 for dry pipe and
preaction systems when those systems incorporate certain corrosion inhibiting
technologies. The system riser, which can be vertical or horizontal, connects
the water supply to the mains or cross-mains and includes a control valve. For
each floor, there needs to be a hydraulic and general information sign,
ensuring proper system operation. The C factor describes the relative roughness
of the pipe interior, which accounts for an average amount of corrosion in both
wet and dry systems over the 20-year life of the system. The build-up of
corrosion byproducts on the wall of a pipe has proven to be worse in dry
systems than wet systems; therefore, different C factors are prescribed by NFPA
13. The higher C factor of 120 allows for smaller pipe sizes to be used when
hydraulically calculating the system for the available water supply, and therefore
a less expensive system. However, an approved corrosion inhibiting technology
must be maintained during the entire life of the system, or the system may
become ineffective during a fire event because of the restriction in water
delivery through the piping system caused by corrosion.
3. Frozen System
Guidelines: Strengthening Safety Protocols
The issue of frozen systems has also prompted attention. PI No. 172 proposes guidelines for dealing with frozen systems, For example, inspect all of the pipe, fittings, and components to determine if there is further damage or deformities, test the system with air, then perform a hydrostatic test just to name a few items. The goal is to ensure that systems are safe and operational after thawing, which may require inspecting components for damage and abnormalities. This change is a step toward enhancing system reliability, especially in colder climates.
4. Backflow Prevention
Devices: Clarity Needed
Another
area of focus is the definition and regulation of backflow prevention devices,
particularly Double Check Valve Assemblies (DCVA) and Reduced Pressure Backflow
Assemblies (RPBA). Public comments have suggested that these devices, which are
inspected less frequently, should not be given as much emphasis in the
standard’s annexes.
While NFPA 25 doesn’t directly address these devices, their mention in an annex has raised concerns, especially as these devices only undergo internal inspections every five years. As the standard evolves, it will be important to determine the best way to handle these devices, ensuring that they are properly maintained without unnecessary inspection burdens.
5. Inspector’s responsibilities
& qualifications
The
purpose of NFPA 25, according to the standard itself, is to “provide
requirements that ensure a reasonable degree of protection for life and
property from fire through minimum inspection, testing, and maintenance methods
for water-based fire protection systems.” To that end, the NFPA 25 inspector
should understand the scope of the standard, be familiar with its requirements,
and be qualified to perform the required inspection and testing tasks.
The inspection, testing,
and maintenance (ITM) requirements of NFPA 25 have always been based on the
premise that the water-based fire protection system was installed correctly in
accordance with “generally accepted practice” as stated in 1.1.3. However,
because many building owners and enforcers had unreasonable expectations for
the inspector to be able to verify the adequacy and accuracy of the installed
system, a specific statement to the contrary was added to paragraph 1.1.3.1.
The intent of this statement has always been to make it clear that inspectors
are not expected, or trained, to do more than inspect and test the system as
installed.
In the 2023 edition, paragraph 1.1.3.1 was changed slightly to clarify that
along with the inspector not being responsible for verifying the accuracy of
the design of the system, the inspector isn’t responsible for verifying the
accuracy of the installation of the system, either. However, there are certain
tasks within NFPA 25 that require the inspector to verify the accuracy of the
design. For instance, in Chapter 10, the inspector is required to consult NFPA
15, Standard for Water Spray Fixed Systems for Fire Protection, and be
knowledgeable about the design requirements to successfully inspect and test
the water spray system. Because there are instances in NFPA 25 that require
verification of the design, a proposed change to 1.1.3.1 would acknowledge
those instances in the 2026 edition.
Another change proposed for the 2026 edition addresses the qualifications of
the NFPA 25 inspector. The 2023 edition lists three qualifications for
personnel performing ITM functions. However, it was determined by the technical
committee that it was not appropriate for NFPA 25 to dictate these prescriptive
requirements. Instead, it should be left to the local jurisdiction through the
legislative process to determine what the requirements are for qualified
personnel. The qualifications in subparagraph 4.1.1.3.1 were deleted—they now
reside in the annex to 4.1.1.3 as guidance—and paragraph 4.1.1.3 was modified
to require the use of personnel qualified to perform specific ITM tasks.
6. Annual Internal
Inspections
All dry, preaction, and deluge valves will require annual internal inspections for dry pipe, preaction, and deluge systems has also come under scrutiny. Currently, dry pipe valves must be opened annually, even if they’ve been reset. Public feedback has questioned this requirement, particularly for systems with external reset capabilities. The committee is considering updates that would eliminate the five-year internal inspection restrictions for certain systems, but still require annual valve openings for others.
7. System Gauges:
Establishing Clear Guidelines
NFPA 25 previously did not specify when a system gauge is considered new, often assuming that a gauge was new until it was put into operation. PI No. 23 clarifies that the production date or shelf life of a gauge does not determine its age — the clock starts ticking once the gauge is installed in the system. This clarification should help avoid confusion and ensure that gauges are properly tested and maintained throughout their life cycle.
8. Repair Timelines:
Setting Clear Expectations
Repair timelines for both critical and non-critical systems have also been revised. PI No. 16 suggests specific repair times for degraded systems to ensure timely action. While similar standards exist in the NFPA 1 Fire Codes (2021 and 2024), the committee is still refining language around repair timelines. The second draft meeting will address whether these updates are feasible and how they should be applied across different system types.
9. Documentation
Cabinet: Enhancing Record-Keeping
The 2025
edition of NFPA 13 will require the construction of a documentation
cabinet on new installations to store vital documents, such as acceptance
tests, as-builts, and hydraulic data plates. This proposal, PI No. 12,
aims to streamline access to key information for inspections and maintenance.
However, there is ongoing debate about whether NFPA 25 should mandate the
inspection of these cabinets and whether this requirement should apply
retroactively to existing systems.
Conclusion
These are
just a few examples of the suggested changes for the 2026 edition of NFPA 25.
It is important to note that even if changes were accepted or denied in the
first draft, their status is not final. The NFPA process allows for any public
input or first draft item to be reopened in the second draft. For example, the
requirement to open preaction and deluge valves annually was resubmitted in the
second draft, proposing a change to a 3-year interval.
Understanding
these updates allows you to guarantee that your water-based fire protection
systems are inspected, tested, and maintained in accordance with the most
recent requirements. This not only protects your property, but also the lives
of those who dwell in your building.
Source: NFPA & NFSA.
