Winter Storms & Fire Safety: What Property Managers Need to Know This Season

S
Nov 19
3 min read

Winter in Washington not only brings freezing temperatures but also strong winds, ice, and extended power outages. While most people think about downed trees and blocked roads, property managers know the real worry: how winter storms compromise fire protection systems.

City skyline showing a major nighttime blackout, with several blocks and buildings completely dark while others stay lit. — Severe weather can trigger large-scale blackouts, leaving entire city blocks without power

When the power goes out or a sprinkler line freezes, your building becomes vulnerable. Insurance liability increases. Compliance rules shift. And in many cases, the Fire Marshal may require immediate Fire Watch.

Here’s what you need to know to protect your property and stay compliant during winter weather.

Power Outages Can Disable Fire Protection Systems

Winter storms commonly knock out electricity. But few building owners realize that:

Sprinkler systems often rely on electric fire pumps

Alarm panels run on limited-life backup batteries

Smoke detectors can go offline after power surges

Magnetic door holds release, changing life-safety egress paths

When any required fire-protection system is impaired (especially if the fire alarm system is offline or in “trouble” for an extended period) most jurisdictions follow NFPA guidance that requires notifying the Authority Having Jurisdiction (AHJ) and placing the building on Fire Watch or evacuating until the system is restored.

If your alarm panel shows “trouble,” “offline,” “AC loss,” “ground fault,” or “communication failure,” call immediately.

Seattle Emergency Firewatch can dispatch within minutes across King, Pierce, Snohomish, Thurston, and Kitsap counties.

Frozen or Burst Sprinkler Pipes = Immediate Fire Watch

Our region has seen sudden cold snaps that freeze exposed or improperly insulated fire lines, especially:

Parking garages

Attics

Stairwells

Exterior breezeways & unheated corridors

Once a sprinkler pipe freezes or bursts:

Your suppression system becomes inoperable

Water damage increases your loss risk

The Fire Marshal will require Fire Watch until repaired

We stay on-site until your system is fully functional and signed off by the repair contractor.

Generator Failures Happen More Often in Winter

Generators help keep critical systems running, but they are often neglected until it's too late. Common winter issues include:

Dead or weak batteries

Frozen diesel fuel

Improper load testing

Failed automatic transfer switches

If your building relies on the generator to back up the fire panel or sprinkler pump, a generator failure will trigger immediate Fire Watch requirements.

Pro Tip:

Test your generator quarterly and manually run it under load before each major storm event.

Vehicles driving through heavy snow on a highway with a digital sign reading “Winter Storm Warning in Effect Until 6 PM.” — A winter storm warning brings hazardous travel and increased risk of power outages

What to Do Before a Winter Storm Hits

Preparedness can prevent 90% of fire-system related emergencies. We recommend:

✔ Inspect & insulate exposed sprinkler lines

Especially in parking structures, attics, and older buildings.

✔ Check your fire alarm panel for recent trouble signals

Many issues show up days before storms- handle them early.

✔ Run your generator for at least 15 minutes under load

Ensure all ATS and backup systems function properly.

✔ Review your emergency plan with staff

Make sure everyone knows who to call and what to do.

✔ Save our number ahead of time

So when something goes wrong, you don’t waste minutes searching for help.

Seattle Emergency Firewatch: (206) 657-6227

When Do You Legally Need Fire Watch?

You must initiate Fire Watch when any fire protection system fails, including:

Fire alarm system in “trouble” or “offline”

Sprinkler system impaired

Fire pump inoperable

Standpipe system compromised

Communications with central monitoring lost

Suppression system (kitchen/clean agent) offline

Washington Fire Marshals take winter-related impairments seriously. Response times may be slower during storms, increasing the need for trained fire watch personnel.

What Seattle Emergency Firewatch Does During a Storm

Our guards follow strict compliance protocols:

Patrol all affected areas every 15–30 minutes

Identify fire, smoke, or hazards

Maintain constant communication logs

Notify fire department and building management of issues

Stay on-site until the system is repaired and cleared

Our officers arrive in professional, clearly identified uniforms, and each patrol is recorded with detailed digital logs you can instantly show to the Fire Marshal, insurance, or your property management team whenever needed