Lakewood, NJ – With the arrival of winter, the number of incidents of water damage as a result of pipes breaking due to sub-freezing temperatures increases. Paul Davis Restoration, Inc., a national franchise company and leading provider of fire and water damage clean up and restoration services for residential and commercial properties, offers the following advice and tips on how to prevent frozen pipes during this time of year.

According to Brian Mullin, Paul Davis Restoration office owner, frozen pipes cause millions of dollars in damage to homes and buildings each year.

“Any time the temperature drops below 32 degrees, there is the potential risk of pipes freezing, particularly indoor pipes located in poorly insulated areas such as the attics, crawl spaces and basements,” said Mullin “Significant water damage can occur if broken pipes are not caught quickly. This can be a potential problem, particularly when people are away from their homes during the winter season,” he said.

Frozen pipes can be prevented by following a few basic steps. Paul Davis Restoration has developed the following list of prevention measures used to advise customers during the winter months.

• Remove garden hoses from faucets.
• Let cold and hot water faucets drip during freezing weather.
• Cover exposed exterior pipes with foam rubber or fiberglass insulation and secure with tape.

If the property will be vacant for a long period of time, leave the thermostat at the same temperature both day and night, at least 55°F.

• Cover exterior faucets with insulation.
• Locate the main water shut off valve so you can find it in an emergency.

“Prevention is the key and is well worth it to avoid water damage due to a broken pipe,” said Mullin. “Damage from broken pipes typically goes undiscovered for long periods of time and repairs usually run into the thousands of dollars as a result,” he said.

For property owners that own vacation homes, rentals or lending institutions that might have several foreclosed properties, more complete “winterization” services to protect properties may be required. In general, winterization typically refers to sealing, draining, wrapping, and adding anti-freeze chemicals to prevent freezing of water, which ultimately causes breakage of pipes. Because of the specialized services required for this procedure, Mullin recommends that property owners hire a company that specializes in performing winterization services using full-time technicians who are certified by The Institute of Inspection, Cleaning and Restoration Certification (IICRC).

In the event of a broken pipe, it is critical to act quickly. Water from a broken pipe can add up to thousands of gallons in a very short time. It is likely that by the time the damage is discovered, entire rooms are flooded and walls are becoming wet.  Mullin recommends the following:

• Shut off the main water valve immediately.
• Call a licensed, professional water damage clean up company.
• Mop up standing water on flooring surfaces, if possible.
• If the burst pipe is overhead, drain ceiling cavities by punching “weep” holes.
• Open kitchen and bathroom cabinet doors to promote warm air circulation.
• Locate the frozen pipe and open a faucet.

“If you do experience water damage from a frozen pipe, time is truly of the essence. Delaying the start of emergency clean up and restoration procedures can result in a drastic increase in the cost and complexity of the water loss,” said Mullin, “Talk to a professional in the water damage restoration service industry as soon as possible.”

Ice dams are caused by the interaction of three factors:

• Ice and snow melt at 35°F. Liquid water freezes at 32°F. Minor temperature differentials can lead to major problems.
• Layered roof systems such as shakes or shingles do not keep out standing water. They require a continuous, uninterrupted slope to shed water.
• Attics are warmer than the outside air because heat leaks from the heated portion of the structure up into the attic. Heavy snow cover effectively insulates the attic from cold outside air, allowing the temperature to rise even higher.

Eventually, the temperature of the roof under the snowpack, usually near the ridge, rises above the melting point. Meltwater runs down the roof, refreezing when it reaches the edge of the insulating snow blanket at the eaves. They are still far below the freezing point since they are unheated by air from the structure interior. An ice dam forms. As layer after layer of meltwater refreezes, the ice dam grows, with liquid water pooling behind it under the snow. Soon, this water is deep enough to seep between shingles and into the attic or wall cavities. Ice dams are sometimes one to two feet thick. Secondary ice dams often form around vents and skylights.

Prevention: The Cold Roof

The best protection against ice dams is a properly designed “cold roof.” Minimizing heat gain in the attic while maximizing attic ventilation with outside air is the best way to reach this goal.

Attics gain heat in two main ways: conduction due to inadequate insulation; and convection caused by warm air leaking through gaps, usually around plumbing, wiring, ducts and vents.

Reduce conductive heat gain by increasing the insulation levels. Convective heat gain can be minimized by meticulously caulking and sealing even the smallest penetrations through the ceiling, as well as carefully gasketing around attic entrances. Although some heat gain is inevitable, when the attic ventilation is adequate the temperature will not reach levels that cause extensive melting. A cold roof is easy to achieve with properly designed new construction. Reaching the same goal in older homes may be both difficult and expensive.

Other preventive methods have been tried:

Correction

Once an ice dam forms, the only relief is to remove the ice and snow from the roof. This extremely dangerous work should be left to qualified professionals with the right tools and insurance. Improperly done, the roof can be severely damaged.

Damage: Obvious & Hidden

Ice dams cause millions of dollars of damage every year. Obvious, visible damage may include:

• sagging, ice-filled gutters
• delaminated or rotted roof decking
• stained, sagging wall or ceiling drywall
• damaged and/or dislodged shingles or shakes
• wet insulation (both temporary and permanent problems)

This damage is usually repaired when weather or funds permit.

Unfortunately, obvious damage may be just the tip of the iceberg. The worst effects of ice dams are often hidden, caused by moisture trapped inside walls or floors. This damage is seldom discovered until months after all the snow has melted. The insured seldom makes the connection between the damage found and their ice dam of the previous winter. Besides the cost of restoration, hidden damage can make future ice damming more severe, waste energy, and even create serious health risks for building occupants.

Hidden damage is entirely preventable. With proper instruments, equipment and training, trapped moisture in building materials can be detected and removed before it causes severe damage. An upcoming issue of The Leader will further discuss hidden damage from ice dams and how to deal with it.