Don’t Let Frozen Pipes Dampen Your Day
By Sue C. Quimby, CPCU, AU, CIC, CPIW, DAE – Vice President/Media Editor
Winter cold and wind chill can lead to frozen pipes and water damage. These claims are fairly common and can be expensive. According to the Insurance Information Institute (III) each year water damage and freezing claims impact about one in 50 homeowners, costing them about $11,000 per claim. Approximately 29% of homeowners losses are due to water damage and freezing. One inch of water can cause $25,000 in damage. Helping clients prevent or reduce the possibility of water damage from frozen pipes is another value-added service of the professional insurance agent.
The first step in protecting pipes from freezing is to locate all exposed pipes. It is important to recognize that not all vulnerable pipes are on the exterior of the house. Improperly installed and insulated pipes inside the exterior walls can also freeze and burst – creating a potentially bigger problem than an exterior pipe burst. For outside water faucets, the most effective way to avoid leaking or frozen pipes is to turn off the water inside the house, turn on the faucet to drain it, and turn it off. Sprinkler systems should be drained and shut off. At minimum, it is recommended to insulate the faucet with a faucet cover, foam insulation or, in a pinch, even a piece of pool noodle.
Remove anything that might trap water near the spigot, such as a hose – especially if it has not been drained. Newer buildings may include a frost proof hose bib. This is basically a tube inside the pipe that extends inside where it is warm and turns the water off inside the building and helps prevent freezing.
Pipes located in exterior walls are not as easy to manage. Unheated areas such as crawl spaces, attics, basements and garages are other areas that may contain unprotected pipes. Adding insulation in these areas will reduce the potential loss. The danger zone is when the thermometer gets down to 20 degrees Fahrenheit.
Opening kitchen and bathroom cabinets in areas where there are water lines for sinks and appliances can help to increase air flow and keep the pipes at the same temperature as the rest of the house. Running a small trickle of cold water through the faucet can also prevent ice blockage. Raising the temperature in the building a few degrees is another option. Keep the thermostat set at the same temperature at night as during the day. If the building will be vacant or unoccupied during cold weather, maintain heat – or turn off the water and drain the pipes.
Even if the pipes do freeze, there are ways to avoid pipe bursts. Warm the affected area with a heating pad or hair dryer. Even a towel soaked in hot water can help. Never use an open flame such as a torch, to thaw a pipe. Water damage is preferable to burning down the building. Chances are if one pipe has frozen there may be others so check other areas.
Water damage is typically covered under property insurance such as homeowners, dwelling or business policies. However, the cost to get at and fix the broken pipe may not be. As with any cause of loss, not all frozen pipes claims will be covered. Lack of maintenance – such as failure to replace old pipes and damage due to normal wear and tear may not be covered. In addition, loss due to negligence – such as not maintaining heat in the building or draining the pipes– can also lead to a denial of the claim.
Water damage is not easy to deal with. Protecting pipes from freezing is the best defense. Helping clients understand how to protect their property from frozen pipes is another sign of the true insurance professional.
