Industrial Sprinkler Systems: What Tenants Need to Know
In industrial real estate, clear height often gets the spotlight - but it’s only part of the picture when evaluating a warehouse. The sprinkler system, especially in high-clear spaces with racking, plays a critical role in protecting your product and meeting fire code requirements.
Whether you’re storing tires, paper goods or electronics, your sprinkler system needs to match your rack height and what you're storing. Let’s break down the most common types of sprinkler systems used in industrial spaces - and what tenants should look out for.
Understanding ESFR, conventional and in-rack sprinkler systems for warehouse fire safety and storage compliance
ESFR SPRINKLERS (EARLY SUPPRESSION FAST RESPONSE)
These are the gold standard for modern distribution centers with high-pile storage.
How They Work: ESFR systems are ceiling-mounted and designed to suppress a fire quickly—putting it out near the source before it can grow.
Ideal For: Warehouses with clear heights up to 40 feet and high-rack storage that want to avoid installing sprinklers directly into the racks.
Why Tenants Like Them: They don’t require in-rack sprinklers in most cases, which gives flexibility with your racking layout and less chance of damage from forklifts.
Important Note: ESFR sprinklers need at least 36 inches of clearance between the sprinkler head and the top of your stored goods. If your product blocks heat from rising to the ceiling, they may not function properly.
CONVENTIONAL SPRINKLERS (CMDA SYSTEMS)
CMDA (Control Mode Density Area) sprinklers are more traditional but still widely used - especially in older or mid-clear-height warehouses.
How They Work: These systems are designed to control a fire, not necessarily put it out. They slow it down until the fire department arrives.
Fire Rating Example: .33/3,000: This means the system will discharge 0.33 gallons of water per minute over each square foot across a 3,000 square foot area. It’s a calculated density and area model: more water, over more space, to contain the fire.
Why it Matters: The fire rating must align with what you’re storing. High-pile plastics? You’ll need a higher water density. Paper goods in open racking? You might get by with less.
Things to Watch: In taller buildings or when storing flammable materials, CMDA systems may require in-rack sprinklers to meet fire codes.
IN-RACK SPRINKLERS
These systems are mounted inside the racking—literally between the pallets.
How They Work: Targeted fire suppression directly at the product level, especially effective for dense or flammable storage setups.
When They’re Used: In combination with CMDA or ESFR systems when the ceiling sprinklers alone aren’t enough. For example, in tightly packed plastic storage or with solid shelving that blocks water flow.
What to Consider: In-rack systems are more costly to install and maintain, and they’re vulnerable to damage from forklifts or changing racking layouts.
WHAT TENANTS SHOULD ASK
Before signing a lease or expanding your racking:
What’s the building’s clear height and sprinkler type?
Is the sprinkler system approved for my racking height and commodity type?
Does the system have a recent inspection or compliance report?
Will I need in-rack sprinklers for my layout or products?
The wrong sprinkler system could mean costly retrofits—or worse, noncompliance. The right one keeps your operation protected and flexible.
Looking at industrial spaces in Reno?
I specialize in matching tenants with facilities that meet both their operational and code requirements. Explore resources on renoindustrial.com or contact me to talk through your unique needs.
