Preventing Frozen Pipes

Winter is fast approaching and it’s time to think about steps you can take to prevent a burst pipe. Did you know that an average claim for a burst pipe is $35,000? And that doesn’t take into account all of the variable costs of your time and resources.

When water freezes, it expands. That’s why a can of soda explodes if it’s put into a freezer to chill quickly and forgotten. It’s the same for water in a pipe. If it expands enough, the pipe will burst, causing water to escape and resulting in serious damage. An eighth-inch (three millimeter) crack in a pipe can spew up to 250 gallons of water a day. By taking a few simple precautions, you can save yourself the mess, money and aggravation that frozen pipes cause.

Before the Cold Hits

• Insulate pipes in crawl spaces and attic. These exposed pipes are most susceptible to freezing. Remember – the more insulation you use, the better protected your pipes will be.
• Seal leaks that allow cold air inside near where pipes are located. Look for air leaks around electrical wiring, dryer vents and pipes. Use caulk or insulation to keep the cold out and the heat in. With severe cold, even a tiny opening can let in enough cold air to cause a pipe to freeze.
• Disconnect garden hoses and, if practical, use an indoor valve to shut off and drain water from pipes leading to outside faucets. This reduces the chance of freezing in the short span of pipe just inside the structure.

When the Temperature Drops
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• A trickle of hot and cold water might be all it takes to keep your pipes from freezing. Let warm water drip overnight, preferably from a faucet on an outside wall.
• Open cabinet doors to allow heat to get to un-insulated pipes under sinks and appliances near exterior walls.

Before you Go Away (do you shut down a program location and/or your operations?)

• Set the thermostat in the property to no lower than 55°F (12°C).
• Shut off and drain the water system. Leave a faucet open on the outside of the structure. (Be aware that if you have a fire protection sprinkler system in the structure, it will be deactivated when you shut off the water.)

If Your Pipes Freeze

Don’t take chances. If you turn on your faucets and nothing comes out, leave the faucets turned on and call a plumber. If you detect that your water pipes have frozen and burst, turn off the water at the main shut-off valve in the structure; leave the water faucets turned on. [Never try to thaw a pipe with a torch or other open flame.]
If you would like to make sure you are adequately insured for damage resulting from frozen pipes, please contact Jon Jepsen of SentryWest Insurance.

Courtesy: Alliance of Nonprofits for Insurance