By Chad Engle, Loss Prevention and Safety Manager
Within the last week the temperatures in Eastern Nebraska dipped to lows of -10 degrees while lows in the panhandle came in at -20 degrees. Severe freezing weather is dangerous to humans and animals, can cause transportation disruptions, power outages and is a common cause of very costly property damage claims. Oftentimes frozen pipes are difficult to identify until it is too late, or the incident occurs in an unoccupied building and the burst pipe leaks for an extended time before being discovered.
Let us review some steps that building owners can take to reduce the risk of suffering a water damage claim resulting from frozen pipes.
- Maintain heat in all buildings, keep thermostats above 60 degrees.
- If heat is not maintained in a building, ensure equipment is drained and the water supply is shut off.
- Keep an eye on crawl spaces and basements.
- Cover exposed pipes with insulation sleeves.
- Seal cracks in walls, around doors and windows.
- Turn off/drain outdoor faucets. Disconnect exterior hoses.
- Identify water main valves and ensure accessibility in the event they need to be closed.
- Monitor temperatures in the building on freezing days to identify vulnerable areas.
- If you’ve had pipes freeze in the past, pay close attention to those areas.
- Check buildings regularly to identify leaks as soon as possible.
- Ensure backup generators are fueled and functioning in the event of a power loss.
- Watch for excessive snow buildup and ice dams on roofs and gutters. Thick icicles can indicate an ice dam.
It is important to note that effective 7/1/24, a Failure to Maintain Heat exclusion has been added to NIRMA’s coverage document to address losses that result from freezing when a member fails to maintain heat in a structure or does not drain equipment or shut off the water supply to plumbing in a structure that does not have heat.
Additionally, if a structure is protected by a wet pipe sprinkler system, the areas that it protects should never fall below 40 degrees, according to the National Fire Protection Association (NFPA 25). A frozen wet pipe sprinkler system does not provide protection from fire, and it will likely lead to a severe water damage claim.
Low temperature alarms that monitor room temperature and notify the owner when the temperature falls below a set threshold can be used to supplement your freezing weather program. There are also devices that once installed monitor areas for potential leaks and can shut off the water supply main and greatly reduce the resulting water damage. While NIRMA does not endorse any particular device, there are multiple reasonably priced options.
Taking proactive measures when the forecast calls for severe freezing weather will help prevent costly claims, repairs and the downtime associated with both. As always, I can be reached at chad@nirma.info and 1.800.642.6671.
