Prevent Frozen Pipes

In cold weather, the potential for burst pipes is high. Frozen and burst pipes often result in extensive and costly property damage, which can in turn drive up the cost of our insurance program.

Prior to cold weather setting in, have your pipes insulated, especially pipes close to outside walls, attics or crawl spaces where the chance of freezing is greatest. Inspect areas around pipes for air leaks and seal leaks as soon as possible. Disconnect, remove and store outdoor hoses. Close all inside valves supplying outdoor hose bibs. Open the outside hose bibs to allow water to drain.

As a safety measure, keep a wrench stored near the valves and make sure designated personnel know how to shut off water valves if a pipe bursts.

When the weather outside drops below freezing, pipes can freeze and even burst if proper maintenance precautions are not taken. The simplest step you can take is to keep the temperature of your buildings set at 55° F. or higher at all times.

During long periods of extreme cold, such as prolonged temperatures of 5-10 degrees Fahrenheit or below, set the thermostat at or above 68° F. and have a custodian check the buildings twice a day for frozen pipes by opening the water taps and checking the radiators.

As with other heating systems, chimneys need to be cared for on a regularly-scheduled basis. If a chimney is not properly cleaned and maintained, the result may be fire or carbon monoxide poisoning. Stress from snow and ice accumulations in the winter could produce cracks in the flue or mortar joints, which in turn can allow the flames and heated gases to extend into the structure. Have your chimney inspected for damage – both inside and out – by a qualified professional now, when the demand for chimney sweeps is not in as high demand as it will be in late fall/early winter.

Be sure to inspect your roof for any damage done by the recent tropical storm and make the repairs as soon as possible. In particular, check the flashing. Flashing is material used over joints in the roof to prevent water seeping in and causing damage.

Look for other signs that your roof may be in need of repair:

• Cracked or split wood members
• Noticeable sagging of any kind
• Bends or ripples in supports
• Cracks in walls or masonry
• Sheared off screws from steel frames
• Sprinkler heads that have dropped down below ceiling tiles
• Doors that pop open
• Doors or windows that are difficult to open
• Bowed utility pipes or conduit attached at ceiling
• Creaking, cracking or popping sounds

COVID-19 has resulted in many buildings being unoccupied or operating at reduced capacity. Buildings that are unoccupied are subject to greater risk from certain types of perils. An interruption of utility service, vandalism, or even a faulty furnace can cause significant damage if it goes undetected. Implementing loss control measures can help avoid damages and costly property and liability claims.

Inspecting and ongoing monitoring of these properties is the key to protection.

Please conduct the following safety checks on your unoccupied buildings:

• Ensure that drains are unobstructed, especially when you know a storm is imminent
• Check sump pumps to make sure they are working properly
• Inspect windows and doors, including the locking mechanisms
• Test the fire and smoke detectors

Remember to keep the unoccupied buildings heated at all times to prevent frozen pipes. You may think it is wasteful to heat a building that is unoccupied, but it will be much more costly to repair the damage that would result from burst pipes.

Help prevent vandalism and break-ins by keeping doors and windows locked and in good repair.

Ensure that adequate exterior lighting is available and functioning. This will not only help deter criminals, but will also help personnel establish a quick visual assessment in the event of a broken window or other vandalism.