“The serious losses in life and property 
resulting from fires causes me deep concern. I am sure that such unnecessary waste can be reduced. The substantial progress made in this country during the last 40 years convinces me that the means are available for limiting this unnecessary destruction,” said President Harry S. Truman at his conference on fire prevention in 1947. 


Sixty-seven years later, fires still result in large loss of life, and people still ignore fire alarm signals. We have made progress in controlling fire. At least we know how to do so with automatic sprinklers. However, when people ignore a fire alarm signal, it poses a substantial threat.


People typically disregard fire alarms as false alarms. So, why don’t we have false-alarm-free fire alarm systems? It’s because we still have systems that are poorly designed and installed.


Admittedly, better codes and code enforcement have helped reduce the number of poor designs and installations. What about inspection, testing and maintenance of fire alarm systems? Do these tasks affect the number of false alarms a system might produce over the course of its useful life? To help answer this question, let’s begin by examining the subject of fire alarm system maintenance.


NFPA 72, National Fire Alarm and Signaling Code, covers many facets of fire alarm systems, including the requirements for maintenance. The code further defines maintenance as the “work, including, but not limited to, repair, replacement and service, performed to ensure that equipment operates properly.”


The failure to properly maintain a fire alarm system directly correlates with false alarm rates. Why do we maintain fire alarm systems? The obvious answer is to ensure the system will remain operational when it detects a fire, and to ensure it notifies occupants to take the appropriate action. However, maintenance ensures another important feature of a fire alarm system is intact. When a fire does not exist, the fire alarm system must remain silent so building occupants believe any alarms are credible.


So what responsibility do you have as an electrical or fire alarm contractor? Do you inspect, test and maintain the fire alarm systems you install? If you don’t provide these valuable services, you miss the opportunity for future work from your customer and have abdicated your professional responsibility.


I suspect you may have just said to yourself, “I can’t maintain a system if the owner does not hire me to do that.” I agree, but you still have a responsibility to sell the importance of fire alarm system maintenance. 


What about existing systems that you may offer to maintain? A number of additional relevant questions come to mind. If the system does not comply with the code, can you bring it into compliance? Do you know if the authority having jurisdiction (AHJ) approved the original installation? Do you have the training and specific knowledge of the equipment you need to maintain? Do you have spare parts in stock for that manufacturer’s equipment?


Existing systems offer a greater challenge because each one may have many issues that could cause false alarms. Furthermore, you must carefully consider whether you want to become involved with a fire alarm system if you discover the original installer or subsequent service contractors jury-rigged that system.


When you prepare a bid for maintenance on a fire alarm system that you did not install, carefully consider the following:


1. Did you find all of the issues that might affect the system? In other words, did you thoroughly audit the system to discover its flaws? You should always audit an existing fire alarm system and communicate your findings to the owner. Owners often assume that faulty equipment causes false alarms. Although that happens occasionally, poor maintenance, building reconfigurations or changed operations within the building usually contribute to false alarms. Given the ease of photographing with your smartphone any problems found, you can visually document every noncomplying issue that you find and include the photos in the written report of your audit. By documenting your audit, you will have a much better chance to secure a contract to remedy the issues and maintain the fire alarm system.


2. Did the AHJ approve the original installation? Don’t accept a “grandfather” claim or AHJ approval if you find that the original contractor did not install the system correctly. Without proper written documentation, never assume the AHJ approved the installation or that the original installation met the code at the time of installation.


3. Did you obtain a copy of the original specifications for the system and, most important, a copy of the as-built drawings, along with an operational matrix of system functions or a narrative that explains the fire alarm system operation?


4. You will occasionally find a deficiency while performing tests. The code requires you to inform the owner, or the owner’s designated representative, in writing within 24 hours if you could not correct a deficiency at the conclusion of the system’s inspection, testing or maintenance. Additionally, simply testing the system will cause an impairment. I recently stayed at a well-known hotel chain where I received a letter under the door advising me that the hotel planned to test the fire alarm system the next day and to ignore the alarm signals. However, the hotel did not tell me what would happen if a fire occurred during the testing. The code states in the annex that, “Temporarily shutting down a system as part of performing the routine inspection, testing, and maintenance on that system while under constant attendance by qualified personnel, and where the system can be restored to service quickly, should not be considered an impairment. Good judgment should be considered for the hazards presented.” As a responsible contractor, you must train your technicians always to have a plan in place to notify the occupants should a real fire occur during the test.


NFPA 72 2013, Chapter 14, Inspection, Testing and Maintenance, provides a very important reference. Use this to explain to the owner that the code requires proper inspection, testing and maintenance of the fire alarm system. Thus, improving their fire alarm system maintenance program is not only a good idea but is also code-required.


Chapter 14 states very clearly that, to ensure operational integrity, each fire alarm system must have an inspection, testing and maintenance program. These programs must satisfy the requirements of the code and conform to the equipment manufacturer’s published instructions. A code-compliant inspection, testing and maintenance program will effectively verify the system’s correct operation.


The code also requires you to use qualified service personnel to perform the maintenance and service of the systems under your contract. “Qualified personnel” includes those who are factory-trained and certified for the specific type and brand of system. It also includes those certified by a nationally recognized certification organization acceptable to the AHJ. Furthermore, it includes personnel licensed or certified by the state in which the work takes place. To ensure you have truly qualified service personnel, you must provide real training for your technicians, not just on-the-job training and not just a few, selected manufacturer training seminars.


Contractors often complain that training costs a lot of money, and they fear their technicians will leave after they have gained all of this knowledge. Motivational speaker Zig Ziglar said it best: “The difference between good and excellent companies is training. The only thing worse than training employees and losing them is to not train them and keep them!”


So, what does it mean to be a professional? In my opinion, as a contractor, you must strive to ensure the life safety of the occupants of the buildings where you have installed and are maintaining fire alarm systems. You take the responsibility to ensure your work meets the code requirements, and you ensure that the systems you provide will operate reliably.


Remember that properly executed, reliable installations will improve credibility. In similar fashion, qualified, proper maintenance will ensure reliability. So, do what’s right and stay focused on your business. Ensure you train your technicians. Keep current with the codes and standards used in your jurisdiction. Remain aware of what constitutes good industry practices. Work every day toward the goal of keeping the fire alarm systems under your domain operationally ready and false-alarm-free.


Always remember: We are in the life safety business!