Tips for Preventing Pipes Freezing This Winter

Whether you're a homeowner, business owner, landlord, or contractor, frozen pipes can be a concern—and the consequences can be costly. In addition to cleanup and repair costs, you or your tenants may have to move from the premises, there could be possible moisture or mold concerns, and business operations could be interrupted.

And the shocking reality is that even buildings outside traditional cold climate zones can be susceptible to freezing pipes. Because many buildings in warmer climates are not designed for extended periods of freezing temperatures, a cold snap can cause extensive damage. In fact, just last year, there was a freeze across the South that resulted in many claims. 

The most vulnerable side of a building for pipes to freeze is the windward side. For many of us, that is the north or northwest side. Other areas of concern include:

• Attics and crawl spaces. Keeping water pipes out of unconditioned spaces is a best practice. An unconditioned space is an area where there is no attempt to control temperature. 
• Space above drop ceilings. These areas can be colder than the temperature below the ceiling—especially near the exterior walls.
• Inside cabinets or soffits. When located along an exterior wall, the cold outdoor weather can effect the pipes because warm air may not be able to circulate around the pipes.
• Stairwells. These areas may have limited or no ventilation. Exterior stairwell doors add to the concern because they could be propped open allowing cold temperatures into the building.
• Riser rooms. These rooms, where water service enters the building and the back flow preventer is located, are usually along an exterior wall. The NFPA 13 requires any wet sprinkler area to maintain a room temperature of at least 40 degrees.
• Older buildings. Because of poor design and insulation, older buildings can be more susceptible to pipes freezing. 
• Vacant buildings. Even if they are heated, they could become unconditioned without your knowledge if the heat malfunctions. 

When a water line is restricted from warm ambient air and exposed to freezing temperatures, it can rupture. The time it takes for a pipe to freeze depends on the size of the pipe and how low the temperature goes. It could happen in as little as a few hours. Here are six tips to keep in mind as we enter this winter season.

1. Conduct routine preventative maintenance on your heating systems to reduce the chance of failure during cold weather. Temperature sensors can be installed for early detection of a heating system failure.
2. Contact your local fire sprinkler contractor for a full evaluation of your freeze risk.  They may suggest converting part of your wet system to a dry system or adding an anti-freeze loop. Evaluating your risk and making the needed changes is a complex task and should only be done by a qualified fire sprinkler contractor.
3. Properly insulated pipes can slow the time it takes water to freeze. A qualified contractor can help you select the proper insulation for your building. But, having pipes in a conditioned space is always best.
4. Insulate and heat vulnerable areas of the building. This should be done by qualified contractors to be sure the proper insulation is used and heating is installed with safety in mind.
5. Monitor the weather. When cold snaps occur, remove materials or barriers that prevent warm air from getting to pipes.  Allowing the water to trickle from a faucet can help, but you cannot do this with fire sprinkler lines.
6. Exterior doors should always have proper weather stripping. No outside light should be noticed when looking at the door from the inside. 
7. Doors and windows should be kept shut.  A single door or window left open can cause a temperature shift than can effect pipes. A good commercial door closure properly installed and adjusted can help ensure the door is not left open. 

Whether it’s a wet fire sprinkler system or a domestic water supply line, the common theme is when they are exposed to freezing temperatures, pipes can rupture. Evaluate your pipe freeze risk, consultant with qualified contractors, and make necessary upgrades soon.