Old Man Winter is right
around the corner. In the Claims world, we start thinking about frozen pipe
claims. Those in the food and beverage industry should also be thinking about
frozen pipe claims, and how to prevent them.
Did you know that water
damage is the most common cause of insurance claims? Water claims, in general,
are almost always preventable. According to the Insurance Institute for
Business & Home Safety (IBHS), 37% of all frozen pipe failures occur in
basements. All frozen pipes have one thing in common: inadequate heat to keep
the water in the pipes and drains above the freezing point.
What are some preventative
measures a business owner can take to avoid frozen pipes?
1. Watch the weather forecast -
Technology today can predict, with moderate certainty, most weather conditions.
In recent years, we have seen polar vortex conditions forecast for up to two
weeks prior to the severe cold weather arriving.
2. The fall months are a great time to do
a winter weather assessment of your property:
a.
Exterior
inspection for gaps and cracks in the exterior envelope of the building. If
there is an opening, then wind can come in, making the space behind the opening
colder than anticipated.
b.
Consider
having your roof inspected for openings around vents, HVAC units, and other
protrusions. These openings allow in air and water that can diminish the
insulating capabilities of any attic space, where pipes are often located.
c.
Interior
inspection of all areas of the building. Use your utility drawings, if
available, to determine where pipes are located. Open doors to closets and
storerooms to determine if they are heated spaces. Look for any light coming in
where it should not be.
3. Implement a winter weather
preparedness plan:
a.
Caulk
and seal any openings, including around doors and windows. Pay close attention
to pipes entering the building.
b.
Insulate
pipes along the perimeter of the building, as well as interior of the structure
where the space is not directly heated. This is the best way to keep pipes from
freezing, especially if used in conjunction with other weather proofing
measures discussed herein.
c.
For
piping systems that are easily accessible, consider an electrical heating tape.
They make self-monitoring tapes that turn on/off automatically whenever it
senses the pipe needs more heat.
d.
If
the building is on a crawl space, close the vents. This will decrease the cold
air that can enter and impact any pipes located below the floor.
4. When sub-zero weather arrives:
a.
Leave
the heat on and be consistent in the thermostat settings. Any setting of at
least 55 degrees Fahrenheit is appropriate to keep your pipes safe. Coverage
for frozen pipe damage is dependent upon a business owner doing their best to
maintain heat in the entire premises.
b.
Open
cabinets and interior doors. Pay special attention to spaces behind doors with
no heat vent servicing the space.
Frozen pipe losses can be
costly but are preventable and, with a little due diligence, can be avoided.
Please contact your ICC Agent with any questions or Find
an Agent in your
area.
