When this template fits
This RAMS is for UK contractors and fire systems teams carrying out sprinkler maintenance & drain-down — typically because a principal contractor or client has asked for a risk assessment and method statement before work can start. It covers the recognised building services & m&e hazards for this task, with the controls a reviewer expects to see.
What this RAMS includes
- ✓ 8 task-specific hazards scored on a 5×5 matrix (initial → residual)
- ✓ Specific control measures for each hazard, in hierarchy-of-control order
- ✓ A 9-step method statement (sequence of works)
- ✓ PPE, plant/equipment, permits and competence requirements
- ✓ Emergency arrangements and operative briefing / sign-off section
Scope of works
Drain down and service sprinkler systems at height.
Sequence of works
- 1Pre-work planning: Obtain and review system drawings, COSHH assessments, water treatment records, and Legionella risk assessment. Confirm chemical content of system water. Notify the building Responsible Person, alarm receiving centre, insurer, and building management. Obtain permit to work and agree fire watch arrangements.
- 2Establish exclusion zones: Erect barrier tape and wet floor signage around all drain-down areas and access routes. Protect electrical panels and equipment with waterproof sheeting. Ensure non-essential personnel are excluded from the work area.
- 3Electrical isolation: Lock-off and tag all electrical sprinkler system components (solenoids, flow switches, alarm panels) in accordance with the lock-out/tag-out procedure. Verify isolation with a competent electrician if required.
- 4System isolation: Close and lock-off the main stop valve and any zone isolation valves to be drained. Verify zero pressure using calibrated pressure gauges before proceeding. Confirm with the competent sprinkler engineer.
- 5Set up access equipment: Erect, inspect, and sign off MEWP or scaffold. Ensure ground conditions are suitable and equipment is on a stable, level surface. Fit fall arrest equipment as required before ascending.
- 6Controlled drain-down: Open drain valves systematically, directing water via hoses to collection vessels or appropriate drainage. Minimise aerosol generation. Collect all chemically treated water in sealed containers for lawful disposal. Monitor for unexpected water volumes or contamination.
- 7Inspection and servicing: With system depressurised and drained, inspect pipework, joints, sprinkler heads, alarm valves, and ancillary components. Replace defective parts. Record all findings and component replacements on service documentation.
- 8Re-commissioning: Notify the alarm receiving centre before restoring the system. Re-open isolation valves progressively, checking for leaks at all joints and serviced components. Restore system pressure and verify correct gauge readings. Restore electrical connections and confirm alarm function.
- 9Reinstatement and close-out: Remove barriers, signage, and sheeting. Clear all waste including chemical-laden water containers via a licensed waste carrier. Complete permit-to-work closure and service record. Notify the Responsible Person that the system is fully restored to operational status.
Hazards, risk rating & controls
Risk = likelihood × severity (1–25). Initial is before controls; residual is with controls applied.
Fall from height
Who’s at risk: Operatives, Other trades on site
- › Inspect all access equipment (steps, hop-ups, podiums) before each use. Remove defective equipment from service. Ladders only used where a work platform is not reasonably practicable.
- › Redesign installation sequence or use extended fixing tools to reduce the need to work at height where practicable.
- › Where collective protection cannot be provided (e.g. leading edge, final course), operatives must wear a full-body harness with energy-absorbing lanyard attached to a certified anchor point. Harness inspection and training required.
- › Use a mobile elevated work platform (MEWP) or erected scaffold with guardrails, toe boards, and intermediate rails as the primary means of access at height. Prioritise over ladders.
Slip or trip on wet surface
Who’s at risk: Operatives, Other trades on site
- › Isolate system in sections and use controlled, directed drain points to direct water to drain or collection vessels. Avoid uncontrolled flooding of floors.
- › Erect appropriate wet floor warning signs and barrier tape to exclude non-essential personnel from affected areas before drain-down begins.
- › All operatives to wear safety footwear with slip-resistant soles (S3 rated) throughout the task.
Impaired fire suppression — premises unprotected
Who’s at risk: Operatives, Other trades on site
- › Plan work to minimise the duration the system is out of service. Carry out work in zones where possible, restoring each zone before isolating the next.
- › Notify the building's Responsible Person (RP) under the Fire Safety Order before isolation. Agree a fire watch protocol, enhanced patrol schedule, and any permit-to-work requirements. Notify the insurer if required.
- › Appoint a competent person to conduct a continuous or periodic fire watch patrol of affected areas while the system is isolated. Ensure means of raising the alarm remain operational.
Exposure to stagnant or contaminated water (Legionella risk)
Who’s at risk: Operatives, Other trades on site
- › Conduct a COSHH assessment prior to work covering microbiological hazards (including Legionella), corrosion inhibitors, and antifreeze. Review water treatment records and any Legionella risk assessment for the system.
- › Use directed hoses and enclosed drain vessels when releasing system water to minimise spray and aerosol generation. Avoid high-pressure release of water.
- › Wear FFP2 or FFP3 respiratory protective equipment where aerosol generation cannot be fully controlled. Wear nitrile gloves and eye/face protection. Wash hands thoroughly after work.
Exposure to chemical additives (antifreeze/inhibitors)
Who’s at risk: Operatives, Other trades on site
- › Obtain Safety Data Sheets (SDS) for all chemicals present in the system before work. Include findings in the COSHH assessment. Confirm disposal route for contaminated water.
- › Collect all system water containing chemicals in suitable sealed containers. Arrange disposal via a licensed waste carrier; do not discharge glycol solutions to surface water drains.
- › Wear nitrile gloves (min 0.1 mm thickness), chemical splash goggles, and impervious overalls when handling chemical-laden water or connecting/disconnecting drain lines.
Manual handling of heavy components
Who’s at risk: Operatives, Other trades on site
- › Use trolleys, pipe stands, hoists, or MEWP platforms to move heavy pipework or valve assemblies rather than manual carrying, particularly at height.
- › Assess all lifting tasks before commencing. Use two-person lifts for components over 25 kg or where posture is compromised. Brief operatives on safe technique.
- › Wear cut-resistant and grip-enhancing gloves when handling pipework, threaded fittings, and valve bodies.
Electric shock from proximity to electrical services
Who’s at risk: Operatives, Other trades on site
- › Isolate and lock-off all electrical sprinkler system components (alarm panels, solenoids, flow switches) before working on associated pipework. Apply lock-off/tag-out procedures.
- › Identify all electrical services and panels in the drain-down area before releasing water. Protect electrical equipment from water ingress using sheeting. Confirm safe clearance distances.
- › Use insulated hand tools when working near live electrical components. Ensure hands and footwear are dry before interacting with electrical panels.
Uncontrolled system activation during maintenance
Who’s at risk: Operatives, Other trades on site
- › Confirm system pressure is fully relieved and isolation valves are locked off and tagged before opening any pipework or sprinkler head. Use pressure gauges to verify zero pressure.
- › Operate under a formal permit-to-work system. All isolation and re-commissioning activities must be supervised by a competent sprinkler engineer with knowledge of the system design.
- › Notify building management and alarm receiving centre (ARC) before isolation to prevent automatic dispatch of fire brigade. Agree re-commissioning notification procedure.
PPE
- ✓ Safety footwear (EN ISO 20345)
- ✓ Hi-vis clothing
- ✓ Safety gloves (task-appropriate)
- ✓ Hard hat (EN 397) where overhead risk or site rules require
- ✓ Safety harness and lanyard where fall arrest is the selected control
- ✓ RPE per the COSHH assessment
- ✓ Chemical-resistant gloves
- ✓ Insulated gloves where live work is unavoidable
Competence
- ✓ Site induction completed; CSCS or equivalent where the site requires it
Schemes (CSCS, PASMA, IPAF…) evidence competence; they are not statutory requirements in themselves.
Plant & equipment
- › Isolation valves / pipe-freezing kit
- › Gas tightness test gauge (gas work)
- › Press tool or soldering/brazing set
- › MEWP or tower for high-level plant
- › LEV / extraction for brazing fume
Permits & legislation
What principal contractors usually check
- ✓ Named competence where required (Gas Safe / F-Gas / Part P)
- ✓ Service isolation and test-before-touch (gas tightness, electrical lock-off)
- ✓ Hot-works permit and fire watch for brazing/soldering near combustibles
- ✓ The document is site-specific — real address, access arrangements and dates, not a generic template
- ✓ Hazards match the actual task and the controls are specific (not “take care” and “use PPE”)
- ✓ Named supervisor and competent person, with operative sign-off space
- ✓ Emergency and rescue arrangements that work for this site
The report builder runs these as pre-submission checks before you download — or run an existing document through the free RAMS pre-submission checker.
Frequently asked questions
Who should write a sprinkler maintenance & drain-down RAMS?
Someone competent to plan the work — usually the contractor doing the job or their supervisor. A template like this gives you the recognised hazards and controls for sprinkler maintenance & drain-down, but the person signing it off must review it as the competent person and confirm it matches the actual site and method.
How long is the RAMS valid for?
Until something changes — there's no fixed expiry in law. Review it if the method, site conditions, equipment or people change, after any incident or near miss, and at sensible intervals on longer jobs. Date the review and re-brief the team.
What regulations apply to sprinkler maintenance & drain-down?
Work at Height Regulations 2005, Management of Health and Safety at Work Regulations 1999, reg 3 — risk assessment, Regulatory Reform (Fire Safety) Order 2005 are the main ones, alongside COSHH 2002, reg 7 — prevention or control of exposure, Manual Handling Operations Regulations 1992, Electricity at Work Regulations 1989. The Health and Safety at Work etc. Act 1974 and CDM 2015 apply to all construction work.
Does a method statement need to be site-specific?
Yes — this is the most common reason documents get sent back. Principal contractors reject generic copy-paste RAMS. Your document should name the site, access arrangements, dates, supervisor and any site-specific hazards. The RamsDocs builder fills these in for you and flags what's missing before you download.
Is this template free?
Yes — everything on RamsDocs is free during early access, including building a site-specific version of this RAMS and downloading the PDF. No card required.