Protecting Your Business from Winter Plumbing Emergencies: A Guide for Commercial Property Owners

Commercial properties face unique challenges during the winter months. Plumbing systems are often under increased strain due to higher occupancy rates and greater demands for heating and water usage. This increased demand, combined with plummeting temperatures, can lead to a higher risk of frozen pipes, leaks, and other plumbing emergencies.

Proactive maintenance and preventative measures are essential to avoid these issues. Implementing a comprehensive winterization plan can help your business minimize downtime, avoid costly repairs, and maintain a safe and comfortable environment for employees and customers throughout the winter season.

Common Winter Plumbing Problems in Commercial Buildings

Winter’s frigid temperatures can wreak havoc on commercial plumbing systems. Understanding potential problems is the first step towards effective prevention.

• Frozen Pipes: Water expands as it freezes, exerting significant pressure on pipes and leading to cracks and bursts. Pipes in unheated areas such as exterior walls, crawl spaces, and rooftops are particularly susceptible to freezing. Ensure these areas are properly insulated to prevent costly damage and disruption to water supply.
• Increased Pressure: The increased demand for water and heating during winter months places considerable strain on plumbing systems. This heightened pressure can exacerbate existing weaknesses in pipes and fixtures, increasing the risk of leaks and bursts. Regular inspections and maintenance can identify and address potential weak points.
• Condensate Line Issues: Heating systems generate condensation that is discharged through condensate lines. In winter, these lines are vulnerable to freezing, which can cause backups and potentially damage heating equipment. Ensure condensate lines are properly insulated and sloped to facilitate drainage.
• Roof Drainage Problems: The accumulation of snow and ice on rooftops can lead to the formation of ice dams and blockages in roof drains and gutters. This can impede proper drainage and result in water damage and leaks within the building. Regular inspection and clearing of roof drainage systems are essential.
• Backflow Prevention Issues: Backflow preventers are critical devices that prevent contaminated water from entering the building’s water supply. Freezing temperatures can damage these devices, compromising their functionality. Ensure backflow preventers are adequately protected from freezing conditions.
• Sewer Line Problems: Tree roots can infiltrate sewer lines, and the colder temperatures of winter can exacerbate blockages. This can lead to sewage backups and overflows, posing significant health risks and requiring costly repairs. Regular sewer line maintenance can help prevent these issues.
• Water Heater Strain: Increased demand for hot water during the winter can place significant strain on water heaters. This can lead to reduced efficiency, premature wear and tear, and potential breakdowns. Consider scheduling preventative maintenance for your water heater before the onset of winter.
• Fixture Damage: Outdoor faucets and exposed pipes are particularly susceptible to freezing and cracking during the winter months. Disconnect hoses, install insulated covers on outdoor faucets, and ensure exposed pipes are adequately insulated to prevent damage.

Preventive Measures for Commercial Property Owners

Taking proactive steps to winterize your commercial property can significantly reduce the risk of plumbing emergencies.

• Insulate Pipes: Insulating pipes in unheated areas like attics, crawl spaces, and exterior walls is crucial to prevent frozen pipes from bursting and causing damage. Use materials like pipe sleeves and heat tape to protect these pipes from freezing temperatures and consider insulating both hot and cold water pipes.
• Maintain Consistent Temperatures: Even during periods of vacancy or reduced occupancy, maintain a consistent minimum temperature throughout your commercial building. Experts recommend a minimum temperature of 13°C (55°F) to prevent pipes from freezing. Consistent heating prevents temperature fluctuations that can lead to pipe expansion and contraction, reducing the risk of damage.
• Seal Leaks and Gaps: Thoroughly inspect your building’s exterior and seal any cracks or gaps that could allow cold air to infiltrate. Pay close attention to areas where pipes enter the building, around windows, and near foundation vents. Sealing these openings prevents cold air from reaching pipes and minimizes the risk of freezing.
• Disconnect Hoses and Outdoor Faucets: Disconnect all garden hoses and install insulated covers on outdoor faucets before the onset of winter. Water trapped in hoses can freeze and expand, potentially damaging the faucet and connected pipes. Insulated covers provide an extra layer of protection against freezing temperatures.
• Inspect and Clean Roof Drains: Regularly inspect and clear roof drains and gutters to ensure proper drainage throughout the winter. Remove leaves, debris, and snow accumulation that can obstruct water flow and lead to the formation of ice dams. Ice dams can cause water to back up under shingles, leading to roof leaks and interior damage.
• Schedule Preventative Maintenance: Arrange for a qualified plumber to conduct a comprehensive inspection of your plumbing system before the arrival of winter. This inspection should include backflow preventers, water heaters, and all exposed pipes. A proactive approach can identify and address potential issues before they escalate into costly emergencies.
• Educate Tenants and Employees: Inform building occupants about the importance of preventative measures and their role in avoiding plumbing problems. Educate them about actions they can take, such as dripping faucets during extremely cold weather to prevent freezing and promptly reporting any signs of leaks or unusual noises.
• Winterize Sprinkler Systems: Commercial properties equipped with sprinkler systems require specialized winterization procedures to prevent frozen pipes and sprinkler heads. This typically involves draining the system completely or using compressed air to remove all water, preventing expansion and potential damage within the system. Consult a qualified sprinkler technician for proper winterization.

Emergency Preparedness

Despite preventative measures, plumbing emergencies can still occur. Having a plan in place can minimize damage and disruption.

• Know the Location of Your Water Main Shut-Off Valve: In a plumbing emergency, it’s crucial to train staff to quickly locate and shut off the main water supply to the building, minimizing water damage in case of a burst pipe or major leak, and provide clear signage and regular refresher training.
• Keep Emergency Contact Information Readily Available: Create a comprehensive emergency contact list, including plumbers, property managers, and other service providers, that is easily accessible to all staff members. Post the list prominently and store it digitally for quick access, including after-hours contact numbers.
• Have a Contingency Plan for Business Operations: Create a comprehensive plan for your business to continue operations in case of a plumbing emergency, including alternative work arrangements, communication protocols, and relocation procedures. Regularly review and update this plan to ensure its effectiveness.
• Regularly Check for Signs of Leaks: Implement a system for checking for signs of plumbing problems, urging employees to report any issues promptly. This can prevent minor issues from escalating into major emergencies. Consider a formal reporting system and provide staff training on identifying potential problems.
• Monitor Weather Conditions: Stay informed about weather forecasts and be aware of extreme cold periods, which increase the risk of frozen pipes and other plumbing issues. Take extra precautions like increasing building temperatures and frequent checks for problems and use weather alerts to stay alert.
• Consider a Leak Detection System: Leak detection systems use sensors to detect water leaks and send alerts to your phone or computer, providing early warnings and prompt action. This can minimize water damage and associated costs. Explore different types to find the best fit for your property.
• Document and Photograph Any Damage: In a plumbing emergency, comprehensive documentation is crucial for insurance claims and repairs. Clear photographs, detailed descriptions, and records of communication with service providers and insurance companies are essential. This ensures a smooth claims process and facilitates accurate repairs.

When to Call a Professional for Plumbing Emergencies

While preventative measures can significantly reduce the risk of plumbing emergencies, it’s crucial to recognize when a situation requires professional intervention. Here are five signs that it’s time to call a qualified plumber:

• No Water: If you experience a complete loss of water pressure throughout your building, it could indicate a major issue with your main water line, a well pump problem, or a significant leak. Attempting to diagnose or fix this yourself could exacerbate the problem.
• Burst Pipes: A burst pipe is a serious emergency that requires immediate attention to minimize water damage. Signs of a burst pipe include gushing water, hissing sounds, or visible cracks in pipes.
• Sewage Backup: Sewage backups pose significant health risks and require immediate professional remediation. If you notice sewage backing up into toilets, sinks, or drains, it’s crucial to call a plumber immediately.
• Gas Smell: If you detect a gas odour near plumbing fixtures or appliances, it could indicate a dangerous gas leak. Evacuate the building immediately and contact your gas company and a qualified plumber.
• Uncontrollable Leak: If you have a leak that you can’t stop, such as a continuously running toilet or a leak from an unknown source, it’s best to call a professional to assess and repair the issue before it causes further damage.

Protecting your commercial property from winter plumbing emergencies requires a proactive and comprehensive approach. By understanding the common risks, implementing preventative measures, and having an emergency plan in place, you can minimize disruptions, avoid costly repairs, and ensure a safe and comfortable environment for your business throughout the winter season.

Don’t wait for a plumbing emergency to strike. Contact Plumbing Authority today at (647) 992-7473 for expert advice and assistance in winterizing your commercial property. Our experienced team can help you implement preventative measures, address potential issues, and ensure your plumbing system is prepared for the challenges of winter.