Prevent Frozen Pipes in Your Home

A plumbing pipe in a friend's condo froze and burst recently, flooding two floors of an eight-story building, and leaving three and a half feet of standing water. Not only were the tenants whose condos were flooded displaced from their homes while repairs were made, their furniture and belongs were ruined.

[Fun fact for renters: your belongings are not covered under your landlord's insurance policy, even in cases of flooding caused by burst pipes. Watch out for a February blog article about renters insurance for tips on how to prevent this.]

We hear horror stories about frozen pipes and the damage they cause from homeowners and renters alike every year when the weather turns wintery. So we decided it would be helpful to share tips on how to prevent it from happening in the first place.

Frozen pipes are one of the most common causes of property damage when temperatures drop. A burst pipe can cost upwards of $5,000 in water damage, according to IBHS research.

Busted water pipes are a much bigger problem than you might imagine. According to State Farm Insurance, more than 250,000 homes are damaged annually by frozen or burst water pipes, ranking second only to hurricanes in terms of damage and repair costs. However, unlike hurricanes, frozen water pipes can be prevented.

Taking preventive measures before cold weather hits, such as keeping temperatures above 32 degrees (the freezing point for water), can prevent pipes from freezing, and the costly damage that goes with them. Most plumbers recommend keeping heat at 55 degrees when temperatures are frosty.

Homeowners - check out the tips and link below for tips on how to repair burst pipes and prevent them from freezing in the first place. Condo and apartment owners - pass this on to your board. Renters  share these tips with your landlord. Here are some simple precautions to follow:

Prevent Frozen Pipes

• Provide a reliable back-up power source to ensure continuous power to the building.
• Insulate all attic penetrations.
• Ensure proper seals on all doors and windows.
• Seal all wall cracks and penetrations, including domestic and fire protection lines, electrical conduit, other utility service line, etc.
• Install insulation and/or heat trace tape with a reliable power source on various wet sprinkler system piping. This includes main lines coming up from underground passing through a wall as well as sprinkler branch lines. 
• Place a monitored automatic excess flow switch on the main incoming domestic water line to provide early detection of a broken pipe or valve when the space is unoccupied.

Source: Insurance Institute for Business & Home Safety

For more information on how to prevent frozen pipes, and the pipes most at risk, click here.

  

Prepare your building to weather the cold

Temperature extremes from summer to winter place a heavy burden on the buildings we live in and the places we work. With little warning, gusting winds, heavy snow and bitter temperatures can create a weather event that could collapse your roof, freeze and rupture your piping and cause havoc in your life.

But prudent loss control strategies you implement before winter can protect your home or business and minimize the impact of weather-related property damage, business interruption and other losses.

Cold weather states are not the only places vulnerable to extreme winter weather losses. In reality, property owners in moderate climate states not normally associated with harsh winter weather tend to suffer the most costly losses because they are typically unprepared for extreme conditions. The winter of 2014 was one of the costliest since 1980, with $1.5 billion in insured losses filed between January 1 and February 21, 2014, alone, according to the Insurance Information Institute.

PREPARING BUILDINGS

Be prepared by keeping on top of routine building maintenance. Look for any evidence of previous damage to your building’s structure, paying special attention to damaged roof material or equipment that may need repair or replacement. Also take note of any areas that could be unstable during severe winter weather.

• Maintain roofs in good condition. Repair leaks, secure flashing and clear debris from the roof, roof drains, downspouts and overflow outlets.
• Check that gutters and downspouts are secured to buildings and clear of leaves and debris. Were they iced over during the previous winter? Consider installing heat trace (electric cable or tape) to prevent major icicles and ice dams.
• Assure that all building openings are weather-tight to prevent cold air that could cause water pipes or fire protection systems to freeze. If you recently built an addition or renovated, how were existing utilities – especially water and sprinkler piping – protected from frigid temperatures?
• Test any low-building-temperature alarms.

PREVENTING BUILDING COLLAPSE

Heavy snow, freezing rain or a series of constant rain showers and wind can cause precipitation to accumulate, leading to roof failure. Blocked roof drains and overflows can cause precipitation to accumulate and overload the roof. Many older buildings that were not required to provide secondary overflow drainage, such as scuppers, do not provide adequate drainage when primary drains are blocked.

Collapses can damage the building and its contents, destroy fire protection systems and unleash dangerous live utilities, including electricity and flammable gases. These losses can be made worse by water damage from rain intrusion or broken water piping.

Consult with a qualified contractor to assess your roof condition before you experience a problem.

By Troy Dohmeyer for The Cincinnati Insurance Companies