Prevent Frozen Pipes

By John Seiser, Senior Vice President, Kapnick Insurance Group

It is estimated that 375,000 homes and businesses will experience the agony of having to deal with frozen pipes each winter season. This experience can be quite costly to repair, and could result in a costly insurance claim. In 2008 we paid over $350,000 in claims resulting from frozen pipes that burst.

Generally, pipes that freeze more readily include outdoor hose bibs, swimming pool supply lines, water sprinkler lines and pipes in unheated interior areas such as basements, crawl spaces and attics. Also, pipes that run along exterior walls with minimal insulation tend to freeze easier as well. This applies to metal and plastic pipes alike. There are many preventative measures you can take to avoid dealing with this winter nightmare.

Before the Temperature Drops:
• Insulate pipes in unheated interior areas such as crawl spaces and attics. The more insulation, the better.

• Wrap pipes in heat tape or thermostatically-controlled heat cables.

• Seal any leaks with caulk or insulation that may allow cold air to ventilate pipes.

• Disconnect “outdoor” items such as hoses or faucets. Shut off these items completely using an indoor valve and allow the excess water to drain out.

• Open cabinet doors to expose the pipes to warm air.

• Service “building” sprinkler system to be sure trapped water has escaped from the lines. Be sure sprinkler system lines have access to heat. Caution: some insurance policy provisions will exclude a fire loss if “building” sprinkler system is disconnected or disabled for more than 48 hours. Call us for details.

If Your Pipes Freeze:
• If you turn on your faucet and no water or only a trickle comes out, suspect that your pipes may be frozen.

• Turn off the main water valve and keep the faucet on.

• Apply heat to the pipe using an electric heating pad, hair dryer or portable space heater. Never use an open flame to thaw a frozen pipe.

• Call a licensed plumber to inspect the problem.

Don't Forget to Winterize Your Course Irrigation System - the Basics:
1. Turn off the water to the irrigation system at main valve.
2. Turn on each of the valves to release pressure in the pipes.
3. Drain all of the water out of any irrigation components that might freeze.
4. Shut down the pumps and consider heating your pump house.

More detailed information can be found by doing some research on the internet. Or - engage the assistance of a professional.

Contact John Seiser at Kapnick Insurance Group to engage the assistance of a professional with your insurance and risk management program. Now that the golf industry is in its off-season - it's a great time to make time to review your current program and discover ways to lower your cost of risk. John can be reached at 888.263.4656, x1300 or john.seiser@kapnick.com.