Lately, we have seen a surge of extreme cold weather and winter storms that have affected areas throughout the U.S. With any extreme weather, there are critical precautions to take to prepare and protect your business from the many problems it may bring. With winter weather, one example of this is the potential for frozen pipes. Consecutive nights of subzero temperatures pose a substantial risk of pipes freezing and bursting, leading to flooding and severe water damage.
Tips for Preventing Frozen Pipes
To mitigate costly repairs, business owners should implement as many safeguard steps as possible to avoid water damage caused by a frozen pipe burst.
Here are six valuable suggestions:
- Seal Leaks: Identify and seal any gaps or leaks in your exterior to prevent cold air from reaching vulnerable pipes.
- Insulate Pipes and Building: Target vulnerable areas like basements, crawl spaces, and attics using foam insulation sleeves or heating tape.
- Install Pipe Heating Cables: Use heating cables designed to prevent freezing. Wrap them around pipes for consistent low-level heat, keeping temperatures above freezing. Follow manufacturer instructions for proper installation.
- Maintain Consistent Temperature: Avoid temperature fluctuations, especially at night. Set a steady indoor temperature, even when your business is closed, to ensure continuous warmth for pipes.
- Promote Air Circulation: Leave cabinet doors open around plumbing areas. A small fan can enhance the circulation and prevent pipes from getting too cold.
- Drip Faucets: Allow faucets to drip slightly during cold nights. Moving water is less likely to freeze, providing an effective preventative measure.
What If My Pipes Freeze?
Although these precautionary methods can greatly minimize the chances of frozen pipes, severe cold weather conditions may still result in freezing. If you suspect your pipes are frozen, avoid using an open flame or heat gun for thawing, as it can cause additional damage. Instead, opt for safer methods to gradually thaw the affected area, including the use of:
- Heating Blankets
- Electric Hair Dryers
- Covering Pipes with Rags and Soaking with Hot Water
- Safely Arranged and Approved Portable Space Heaters
Electric equipment or devices should only be used if appropriate precautions are taken to prevent electric shock. If the problem persists and expertise is not available, you should contact a licensed and qualified plumber.
Protecting Fire Sprinkler Systems
Automatic sprinkler systems may require specialized precautions to ensure that water-filled pipes do not freeze. Here are several precautions and reminders to consider for sprinkler systems.
Wet Pipe Systems
- Verify that all sprinklered areas are heated and that heating systems are in good working order. A minimum temperature of 40° F should be maintained in all areas that have water-filled pipes.
- If your sprinkler system includes an antifreeze loop, the antifreeze should be checked for adequacy each year prior to cold weather.
Dry Pipe Systems
- Make certain that the sprinkler riser valve house (enclosure) is safely and reliably heated to maintain a temperature of 40° F.
- Drain any water that may have accumulated in overhead piping by using low-point drain valves. Condensation buildup may require that the low-point drains be checked periodically and should especially be checked leading into a time of extreme cold weather.
- The sprinkler piping should be checked periodically to assure that the piping is pitched to drain to avoid any trapped water that may later freeze.
Prevention is The Key Factor
A frozen pipe incident is, fortunately, one that is preventable. The precautions outlined in this blog are offered to assist in protecting and helping to ensure your business stays warm, dry, and safe this winter. As Benjamin Franklin said in 1736, “An ounce of prevention is worth a pound of cure.”
Weather-Related References
For more winter weather information, please reference the following:
- PLM – Freezing/Bursting Pipes Guide
- PLM – Snow Load Checklist
- PLM – Winter Weather Guide