As the first big freeze of the winter begins to ease, many residents and businesses will soon discover water pipes damaged by ice that has formed inside them. In some cases, the temperatures have changed enough for leaks to already be apparent.
Over the past 96 hours the Kent Fire Department has responded to 80 sprinkler water flow alarms and calls for water damage from leaking or ruptured pipes. This number will continue to grow as the weather continues to warm up.
There are things residents and business owners can do to help lessen the impact of already frozen pipes:
1. Inspect all water lines now. Especially those that are in areas that feel cold. In plastic pipes, look for bent pipes or pipes that have been deformed by the ice inside (remember, water expands as it freezes). In metal pipes, look for small cracks. Pools of water under the cracks may be apparent as the ice begins to melt.
2. If deformities or cracks in pipes are found, the water will need to be turned off until the section of pipe is repaired. If it is a sprinkler system that is damaged, contact your fire department before shutting down the system.
3. If a resident or business owner is unable to inspect the water lines or is unable to access them, have a licensed plumber or sprinkler system professional conduct the inspection.
To help prevent frozen pipes in the future, follow these steps:
1. Insulate all water pipes that are exposed to the cold. Running water through them occasionally will also reduce ice buildup. This applies primarily to residences. Businesses are subject to fire and municipal codes which address this issue (see below).
2. The International Fire Codes (IFC), as well as Kent City Codes, requires warehouses to maintain a temperature of at least 40 degrees in all interior spaces. This includes riser rooms where sprinkler system controls are generally located.
3. During annual sprinkler system inspections, which are required by the IFC, businesses should have the system evaluated for cold weather protection. Are all spaces heated? Are all pipes adequately protected?
4. Apartment managers should ensure that empty apartments are kept heated in order to keep sprinkler pipes above the unoccupied spaces from freezing and affecting everyone.
5. Check with your insurance company about flood damage and make sure your home or business is covered. If you are a renter, take out renter’s insurance.
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