Don’t Get Caught in the Cold on Winterization

By Marissa Saucedo

It is hard to believe that the hot summer days are behind us and fall has finally arrived!  Just as people need to prepare differently for the seasonal changes, your facilities need attention as well. This is a great time for preventative maintenance and it is important to be prepared for the upcoming winter season before temperatures start to drop and snow starts to fall.

Water pipes are perhaps the biggest concern during the winter months because frozen pipes crack and burst. The resulting flood causes extensive damage to floors, walls, and equipment. The most important step you can take is setting building temperatures to 65 degrees or higher. This meets the National Fire Prevention Association’s recommendation for maintaining indoor temperatures above 40ºF to protect fire sprinkler piping. For facilities built before the 1960s, indoor temperatures may need to be higher to compensate for outdated construction codes and worn out structures. As outdoor temperatures approach freezing, you should take additional action:

• Wrap pipes along exterior walls that are exposed to outside elements with waterproof insulation or automatic heat tape.
• Open doors to allow warm interior air to circulate around pipes under sinks and behind cabinets.
• Install faucet covers on all exterior water faucets.

Be aware that improperly installing heat tape could lead to a fire hazard. Never apply heat tape to a leaky pipe. Also, do not run water through faucets unattended, as a sink may back up and create completely avoidable flooding.

Although vacant buildings are unoccupied, do not neglect their plumbing! Close up unheated buildings and ask the local fire department to perform a check on any indoor fire sprinkler systems. If there is no sprinkler system, the water should be shut off to the building and the system drained to prevent freezing. Watch for boilers and water heaters to make sure these are properly shut down and drained. Burners for boilers should be protected from oxidation.

An efficient heating system is an important factor in the winterization process. Check the system to be sure it is in proper working condition for these cold winter days. Ideally, furnaces, boilers, and water heaters should be inspected annually. Repair and replace older units to save money and hassles. Keep the furnace clean and effective by pulling out the old furnace filters and cleaning out the intake grill according to manufacturer instructions. Always replace filters on a regular basis.

The winterization process does not stop at enclosed areas.

Windows are definitely on the “winterize to do list” because they can let in cold drafts from the outside. Checking for gaps and cracks will help keep things safe and comfortable inside. Exterior caulking may be required or need replacing. Caulk should be soft and pliable to be effective. Exterior caulk typically needs replacing every 3-5 years and old caulk should be stripped away before the new seal is applied.

The winterization process does not stop at enclosed areas. Exterior exposures like sprinklers, roofs, and trees also need to be addressed. While not much can be done for outdoor underground pipes, water remaining in an outside sprinkler line can still freeze. Be sure to turn off valves and evacuate the remaining water with a drain valve or a compressor to avert a flooding disaster. A broken sprinkler head can also spout water onto nearby sidewalks or walkways creating a big slip or trip hazard. Protect students, employees, and community members by ensuring there is no standing water in these areas.

Roofs should not be overlooked. Check your roof and ceiling for any existing problem areas. Keep a sharp eye out for ceiling stains, mold, or warped wood on the inside and loose shingles that can catch wind and trap snow or ice on the outside. Ice and snow can bring down tree limbs, causing damage not only to rooftops, but also to nearby power lines and automobiles. Trim trees and branches that hang over rooftops. Be sure to keep an extra cautious eye for limbs or trees that are already dead from the hard summer drought.

Taking precautions now could help avoid your property turning into a winter disasterland.

Clogged gutters and downspouts can also be problematic. These need regular maintenance to keep them clear of leaves, sticks, and other debris. When clogged, water will back up and remain on the rooftops for an extended time, leading to serious damage.

Finally, protect your vehicle fleet. Have confidence in your bus and white fleet this winter with a few steps.:

• Check fluid levels for oil, antifreeze, and brakes.
• Change worn or cracked belts.
• Check batteries for low power and clean rust and corrosion from the terminals.
• Replace windshield wiper blades if they show signs of dryness and cracking.
• Check tires for road readiness and correct tire pressure.

Though cooling temperatures are a welcome feeling after a brutal summer, it is important not to forget the challenges you will face when winter arrives. Taking precautions now could help avoid your property turning into a winter disasterland. Should an emergency occur, however, take action quickly to minimize damage and contact your claims representative to get a claim started immediately.
If you have questions regarding how to prepare for safe seasonal changes, contact your Loss Prevention consultant.