Preventing Frozen Pipes in Buildings

Last December, a number of university buildings in Maryland suffered severe damage due to frozen pipes that broke and filled occupied spaces with water.  In some cases fire suppression systems were rendered inoperable.  The cause was a combination of very low temperatures, a loss of power (and thus heating) in some buildings, and the general age and condition of the plumbing systems. The photo (left) was sent to me by a campus facility manager.

Most students and faculty were on their holiday break at the time, but the damage at some institutions has been long-lasting and will impact the use of facilities long into the remainder of the 2022-23 school year.  Repair costs have ranged well into the $millions and institutions are looking toward ways to avoid these problems in the future.

In a recent article subtitled Frozen Pipe Damage, the Real Estate brokerage Re-Shield provides some prevention suggestions for facility managers:

Cold temperatures don’t have to pose as significant a problem as some think. Commercial property owners can take precautions to avoid frozen pipes and the damage they cause, including:

·         Drain and shut off pipes that aren’t used during cold months.
·         Keep temperatures at 40 degrees or above in all areas of the building.
·         Insulate pipes in unheated spaces, including sprinkler system pipes.
·         Maintain heating systems to ensure continued usage.
·         Monitor antifreeze concentration in sprinkler systems.
·         Conduct routine checks of fire pumps, sprinkler system equipment, and building plumbing.

Preventing cold weather issues is far more convenient and cost-efficient than cleaning up a mess. At the least, it’s best to be ready for a storm before it hits.

Chubb Insurance provides additional advice, including preparation of building equipment and roofs, as well as your employees, such as:

• Ensure all doors, windows, skylights, ventilators, and shafts are weather-tight to prevent cold air from entering any part of the building. Check areas of recent construction.
• Maintain a list of contractors, equipment/parts suppliers that can respond to building freeze-up problems.
• Maintain a list of employees with contact numbers to be utilized in the event work is canceled or delayed. Identify employees who can assist with recovery efforts.
• Inspect all emergency power sources such as generators to assure proper operation.
• Inspect emergency heating systems to assure proper operation.
• Ensure that idle cooling equipment such as cooling coils, chillers, and compressors are drained and/or installed in areas with heat. Cooling equipment operating year-round must have operating and de-icing procedures implemented to prevent freeze-ups and ice damage.
• Shield equipment and inventory that is located directly below susceptible frozen pipes with water-resistant coverings. 
• Keep snow and ice clear from access ways, control valves, fire hydrants, hose cabinets, smoke/heat vents, water motor goings, and fire department connections.  
• During the storm, initiate a periodic roof inspection program to monitor the conditions on the roof and drains.  
• Remove ice from skylights and around large heating, ventilation, and air conditioning equipment units, as well as facades, penthouses, and parapets. 
• Remove ice buildup along the eaves/troughs and edge of the roof line.