Here at Fitts Insurance, we took MANY water pipe claims this week. Our mild winter came to an abrupt end with the record freezing temps this past weekend. Frozen pipes, burst pipes, flooding, water damage, and the resulting clean up were on tap for some clients. And though we may be out of the deep freeze at the moment, there is still some winter left to weather.
The following information on how to prevent or deal with frozen pipes may be needed next week or next winter. In either case, this is information that homeowners, tenants, and businessowners alike should know or have on hand as a reference for when it is needed.
There are three common causes of frozen pipes according to the American Red Cross and any one, or a combination of them, can cause a pipe problem:
- Rapid drop in temperature
- Poor insulation
- Thermostats being set too low
Not all pipes need special care but those that are exposed to the outdoors, nearest the building’s outer walls, or under the foundation are the ones that are most at risk. And since Mother Nature is beyond taming, that leaves us with doing our best to protect ourselves and our property from her harsher moods. So what can you do?
- Set your thermostat to the same temp day & night. Nights are usually colder, so turning down the heat is not a good idea
- Use heat tape, heat cables or foam sleeves to wrap the pipes
- Remember water freezes at 32 degrees. When it’s in the 20s and teens, we are already well below freezing!
- Make sure you have enough insulation in the outer walls to keep the cold out
- Check to see that your garage door and other exterior doors are closed
- Open hot & cold faucets to a slow drip
- Seal any leaks or cracks that allow the cold air in
- Keep kitchen and bathroom cabinet doors open to allow heat to reach un-insulated pipes near exterior walls (remove any household cleaners and chemicals out of the reach of children)
- Know the location of your internal shut off valves in case a pipe bursts or leaks
- If you are going away, shut off the water supply line to your washing machine
- Drain and shut off all outside spigots
- Mark the shut off to the main water supply line so it can be easily identified
- If you are going way, set the thermostat to 60 degrees
- Have someone check on your house when you can’t be there
- Use a temp-controlled thermal convection powered hot water recirculation valve
- Use a product called ICE LOC which prevents pipes from rupturing by taking up the expansion of the frozen water
- Use a RedyTemp, a device which utilizes an internal water contacting temperature probe to monitor the temp of the water inside the pipes
Having done all you can, you still may find it was not enough and your pipes have frozen. Now what? Here are a few options to try:
- To thaw a frozen pipe, first check the pipe for the area where frozen
- Heat the area around the frozen part with an electric space heater, a hand-held hair dryer, or a heat lamp with a reflector to prevent a fire. NEVER use a blow torch or open flame!
- DO NOT use electrical appliances in or near standing water
- If there is flooding, turn off the main water valve and call 911
Should you find that in spite of your efforts, the pipe remains frozen, keep the faucet(s) open and call a plumber immediately.
You can find more information, pictures, diagrams, step by step instructions and video at: http://www.wikihow.com/Prevent-Frozen-Water-Pipes
Should you have a claim from a frozen pipe or have a question, you can call us at 508-620-6200 or email us at email@example.com. You can also put a claim in directly by contacting your company. Claims information for your company can be found on our website: www.FittsInsurance.com.