The Redwoods Group Insurance Program for YMCAs

Winter is nearly upon us. Past winters have seen freeze-damage in all areas of the country, significant in most sections. Besides the actual cost to repair the piping and the water-damaged property, several JCCs and Jewish Federations have had to actually close down at least part of their facility for several days. Several things should be done immediately to prevent the cold weather and frozen pipes from causing losses to your facilities.

1: A minimum temperature of 40 degrees F should be maintained in all areas of the building indoors. If the temperature drops below this level one or more of the following measures can be taken.

ð Leave the water dripping at a faucet in that area

ð Provide adequate heating in areas susceptible to freezing; above suspended ceilings, in stairwells, etc.

ð Wrap pipes in unheated areas with adequate insulation or heat-tape to reduce or prevent the likelihood of freeze-ups

2: Do not forget outside faucets…

ð Replace standard faucets with frost-free ones or

ð Place a foam cover (obtainable at any home improvement or plumbing store) over the faucets or

ð Wrap the faucets with insulation and place a plastic bag over them

3: Monitor building temperature via supervisory devices, which should be transmitted to a 24-hour monitoring location. This is especially important in unheated locations of the building. If this is not possible, staff should be required to walk-through the building if the facility is closed for more than 12 hours (e.g. long weekends.) Thermometers should be placed throughout the facility for staff to check. If the temperature is below 40 degrees F appropriate corrective measures should be taken.

4: If the pipes do freeze, DO NOT THAW WITH A BLOWTORCH or OTHER OPEN FLAME DEVICE; use a hair dryer, heat lamp, or a light bulb. Before you begin to thaw the pipes make certain that you know where the water shut-off valve is located for the facility.

If automatic sprinkler piping passes through any unheated or under-heated areas the automatic sprinkler servicing company should be contacted immediately to inspect the system. If necessary they may isolate the portions at risk with dry-pipe or anti-freeze-filled systems or, if only the heads are exposed to freezing, may install frost-free heads.