Avoid the Cold Reality of a $25,000 Mistake This Winter
By Matt Parmerlee
As temperatures drop and winter approaches, ministry buildings that don’t have safeguards in place could be inundated with trouble due to frozen, burst pipes. The flood of damage can lead to unusable facilities and stressful repair processes.
There’s a perception that water damage isn’t that big of a deal. But if the water comes from a burst pipe on the second floor or isn’t discovered for days, it can destroy equipment, flooring, walls, floors, pews, and more. The cold reality is that an average water claim can cost upward of $25,000 to even several hundred thousand dollars, depending on the amount of damage. Plus, your ministry might need to find another place to meet while spaces and items are being dried out, restored, or reconstructed.
While any water pipe can fail without warning, frozen pipes are a major culprit. Northern states aren’t the only ones that have to deal with cold temperatures. Freezing weather can be especially troublesome in southern states, where buildings often lack adequate insulation to protect against below-freezing temperatures. Water pipes in attics or above ceiling tiles are also vulnerable to freezing temperatures.
Before Temperatures Plunge
Take time now to get ahead of freezing weather. These four tips can help defend your plumbing and protect your property.
#1: Insulate Pipes
Inspect attics, basements, and other places where pipes run. You might need to better insulate those areas or fit exposed pipes with insulation sleeves. Crawl spaces and riser rooms are other locations that might be at higher risk for freezing pipes since heat might not reach those areas as easily. Seal any cracks or holes in your building exterior or foundation, especially if they are near water lines.
#2: Inspect Supply Lines & Hoses
It’s important to routinely inspect supply lines and hoses, making sure everything is updated regularly to avoid leaks and flooding due to wear and tear. It’s also a good idea to periodically replace supply hoses to washers and toilets — a primary cause of water leaks beyond frozen pipes. To reduce the risk of water-related disasters during colder months, remove outdoor hoses from spigots.
#3: Install a Flow-Based Automatic Water Shut-Off Device
Protecting your building involves a way to automatically shut off the water. This can be accomplished by installing a flow-based automatic water shut-off valve with leak detection. A plumber can install it on the main water supply line as it enters the building. Look for a device with a smart sensor that constantly monitors water flow, so that if detects irregular water flow, or if the building’s temperature drops below a preset level, it automatically shuts off the water. Note: It’s important to work with a locally licensed plumber when purchasing and installing a flow-based leak-detection device.
#4: Have a Plan for Power
Winter storms over the past two years have tested the power grid in many states, causing outages that lasted from a few hours to weeks. Now is the time to test and service your generator, well before a major storm causes downed power lines and inaccessible roads. Backup power from a permanent or portable generator can help maintain a consistent building temperature and reduce the risk of freezing pipes.
When Freezing Temps are in the Forecast
No matter where your ministry is located, when the temperature drops, these four steps can reduce the likelihood of frozen pipes on your property.
#1: Set the Thermostat
When outside temperatures dip below freezing, it’s important to keep a building’s temperature above 55 degrees. Even if no one will be using the building, maintaining a consistent temperature can keep pipes from freezing. If some areas of a building stay colder than the rest, prop doors open or take other steps to maintain heat in those areas.
#2: Leave Faucets on a Trickle
When temperatures are especially frigid, leave faucets open to a steady drip or trickle. The constant flow will help prevent frozen pipes.
#3: Check the Property Regularly
Burst pipes can cause greater damage in buildings that go unused for days at a time. During extremely cold weather, you might wish to check buildings more frequently than normal.
Having two or three people who are essentially on call to check on your building can make a huge difference. That way, if someone is out of town or can’t get to the property, you still have another person or two who can go make sure everything checks out and raise the alarm if they see something has gone wrong.
If you’re concerned about the potential for freezing even after you’ve put safeguards in place, you can manually shut off the water supply for the entire building when a freeze alert is issued. Make sure additional people know where the shut-off valve is in case of an emergency.
#4: Maximize the Reach of Warm Air
Be aware of places in your building that might be more exposed to freezing temperatures. For example, if you have pipes above ceiling tiles, consider lifting some of the tiles to allow warm air to reach the pipes. Entryways and vestibules with exterior and interior doors are more exposed to freezing weather, especially in southern states, where burst pipes can happen because water lines or the building’s fire sprinkler system lines are in between an exterior door and an interior door. If you have an entryway like that, we often recommend keeping the interior doors propped open and removing some ceiling tiles so heat can reach the pipes in that area.
Bonus Tip: When freezing weather is in the forecast, don’t forget to remove outdoor hoses from spigots.
Matt Parmerlee is Manager, Risk Control @ Brotherhood Mutual Insurance Company.
