The Redwoods Group Insurance Program for YMCAs
Risk Management Alert

Topic: Winter Protection against Pipe Freeze-Ups

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 YMCAs 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.
    • Leave the water dripping at a faucet in that area
    • Provide adequate heating in areas susceptible to freezing; above suspended ceilings, in stairwells, etc.
    • 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...
    • Replace standard faucets with frost-free ones or
    • Place a foam cover (obtainable at any home improvement or plumbing store) over the faucets or
    • 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.

Please call us at 800-463-8546 to discuss this or any other risk management safety concern, or visit our web site at www.redwoodsgroup.com to learn more about YMCA risk management related issues.

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(c) The Redwoods Group, 2005
Risk Management services are provided by The Redwoods Group to assist the insured in fulfilling its responsibilities for the control of potential loss-producing situations involving their YMCA operations. The information contained is not intended as legal advice; it simply represents trends in the YMCA industry, related industries and/or law. Laws and suggested standards are under constant review by courts, states and trade groups. They can be vastly different in each jurisdiction. For legal advice relating to any subject addressed, YMCAs are advised to seek the services of a local personal attorney. The information is provided "AS IS" without warranty of any kind and The Redwoods Group expressly disclaims all warranties and conditions with regard to any information contained, including all implied warranties of merchantability and fitness for a particular purpose. The Redwoods Group assumes no liability of any kind for information and data contained or for any course of action you may take in reliance thereon.
released 11/07/05