If NFPA 25* and the manufacturer’s instructions are explicit, what happens when maintenance is performed to a different standard? This question has real weight in South Africa, where many systems are still maintained under local rulebooks. But what does that mean for warranties, liability, and compliance? With the latest SANS 10287 expected to be published in the coming months, this issue needs urgent attention.
The baseline: NFPA 25 & manufacturer instructions
NFPA 25 sets the minimum inspection, testing, and maintenance (ITM) requirements for water-based fire protection systems. It ensures that systems remain operational long after commissioning.
Most manufacturers are unequivocal. For example, Tyco states in their deluge valve datasheet:
“The owner is responsible for the inspection, testing, and maintenance of their fire protection system and devices in compliance with this document, as well as with the applicable standards of the NATIONAL FIRE PROTECTION ASSOCIATION (e.g., NFPA 25), in addition to the standards of any other authorities having jurisdiction.”
- Manufacturer requirements & NFPA 25 = non-negotiable baseline.
- Deviating below this level places the owner at risk for warranty disputes, liability, and system underperformance.
The role of local standards and authorities
In South Africa, SANS 10287 is the national sprinkler standard enforced by local authorities (AHJs). By definition, these requirements are applied in addition to NFPA 25 and manufacturer instructions.
But there’s nuance:
- Insurers often act as a de facto AHJ by imposing ITM conditions in their cover requirements.
- Local rulebooks undertake a large proportion of installed systems, but they remain in addition to the baseline. They cannot reduce or replace NFPA 25 or manufacturer instructions.
The key is this:
- NFPA 25 and manufacturer instructions remain the baseline.
- SANS 10287, insurers, local rulebooks, or local authority requirements are in addition.
- They may be more onerous, but they cannot reduce or override the baseline.
Why this hierarchy matters
- Warranties: Manufacturers condition warranties on ITM per their datasheets and NFPA 25.
- Liability: NFPA 25 frames ITM as the owner’s responsibility. Following a lesser standard shifts liability squarely to the owner.
- Insurance: Insurers may demand adherence to SANS or local rulebooks, but this is additional, not a substitute for the baseline.
- Compliance: Local authorities enforce SANS 10287, but this is also “in addition.”
Tags and transparency
Traditionally, South Africa has used local rulebook-issued maintenance tags, embedding rulebook-based maintenance requirements into site practice. The issue herein is that these tags do not reference NFPA 25 or manufacturers’ baseline requirements.
Avant-Garde Fire has introduced independent ITM tags aligned with NFPA 25 and international practice:
- 🔴 Impairment Tag – Dangerous condition, requires immediate action.
- 🔵 ITM Tag – Records inspection, testing, and maintenance cycles (monthly, quarterly, annual, multi-year).
- 🟠 Critical Deficiency Tag – Major issue affecting performance.
- 🟡 Noncritical Deficiency Tag – Minor issue to be corrected.
- ⚪ Correction/Repair Tag – Indicates pending corrective action.
- 🟢 Compliance Tag – Confirms NFPA 25 & manufacturer compliance, with SANS 10287 and AHJ rules applied in addition.
This colour-coded approach is transparent, internationally recognisable, and ensures that owners, insurers, and authorities can quickly assess system status.
NFPA training & certification
NFPA also offers internationally recognised training and certification programmes (e.g., Water-Based Inspection, Testing, and Maintenance [WBITM]) that reinforce proper application of NFPA 25. These credentials ensure that ITM personnel understand how to apply the standard accurately and consistently.
For South Africa, adopting NFPA training alongside SANS and manufacturer requirements strengthens compliance, aligns with international best practice, and builds credibility with insurers and clients. Learn about NFPA’s WBITM certification.
Comparison of inspection frequencies
Inspection, testing and maintenance intervals depend on the equipment and requirements applicable to each system. Owners should review the relevant standards, manufacturer instructions, insurer requirements and local authority rules when establishing a maintenance schedule.
Conclusion
From a South African standpoint, the answer is simple:
- NFPA 25 and manufacturer instructions are the baseline.
- SANS 10287, insurers, local rulebooks, and local authorities add to that baseline.
- They do not replace it.
NFPA 25 is the global benchmark for ITM of water-based fire protection systems. Building owners, not AHJs, are ultimately responsible for compliance.
Regular ITM prevents failures, preserves warranties, and protects lives and property. By adopting NFPA 25 & manufacturer requirements as baseline, and treating SANS 10287, insurers, and local rulebooks (where applicable) as additions, South Africa can achieve internationally aligned, transparent, and defensible fire protection maintenance.
This layered approach is strongly favoured by insurance companies, as it demonstrates due diligence, reduces the likelihood of claims through improved system reliability, and provides a clear audit trail when losses occur. By aligning local practice with both global benchmarks and insurer-driven standards, stakeholders gain credibility, continuity of coverage, and greater resilience in protecting people, assets, and business continuity.
*Note: Some manufacturers state EN 12845.
For further information, please contact reception@a-gfire.co.za.
ENDS