Severe weather often strikes with little to no advanced warning. Severe weather systems can include cold temperatures, heat, humidity, lightning, hail, ice, snow or the sudden onset of heavy precipitation that can cause flash flooding. Buildings and mechanical equipment exposed to severe weather may be overcome, causing significant damage and insurance losses.
Areas of emphasis to include in your facilities’ preventative maintenance system include building and building system susceptibilities during severe cold weather, heat/humidity and precipitation events.
Have a Pipe Freeze Prevention Plan
- Temperature is the primary risk factor for pipe freezes. Other factors include the presence or absence of pipe insulation, depth of buried water service lines, lack of snow cover, loss of heat sources during power outages, and HVAC equipment failures commonly attributed to lack of preventative maintenance or aging equipment.
- The potential for frozen pipes is likely when temperatures drop below 32° Fahrenheit for extended periods. Domestic water supply lines or wet pipe sprinkler piping are more susceptible when located in unconditioned spaces such as exterior wall cavities, ceiling plenums, crawlspaces or entrance vestibules.
- Develop a plan with specific protocols for each building to prevent pipe freezes during periods of extreme winter weather. Pipes in unheated spaces should be adequately insulated and protected from cold air.
- Seal any openings around objects penetrating exterior walls to help reduce exposure of pipes to exterior elements such as wind and cold.
Preventing Pipe Freezes through Operational and Mechanical Controls
- Modify staffing and operational controls when extended cold temperatures are predicted. Having staff present to conduct visual building checks and to monitor temperatures within the building during extended cold periods could permit additional preventative measures to be employed before pipes are subjected to temperatures likely to cause freezing.
- Having staff on call to respond to alerts from your HVAC remote monitoring system may delay the ability to quickly respond and take action to reverse interior temperatures plummeting within buildings.
- Don’t try to save on energy costs during severe cold temperatures. This could include engaging in utility incentive contracts that restrict the ability to supply sufficient power to your HVAC system during periods of peak demand or reducing the thermostat temperatures when the building is unoccupied for prolonged periods.
- If prolonged cold temperatures are predicted, interior doors to classrooms or activity spaces should be kept open when the building is unoccupied for extended breaks or building closures. This increases air circulation and helps maintain balanced indoor temperatures should a specific heating zone become unable to maintain interior temperatures above freezing.
Assess Wind Vulnerabilities
- Damage to buildings and property during severe wind events is most commonly due to flying debris or building materials being torn off. When severe wind events are accompanied by precipitation, you should be prepared for the potential of downed power lines and interior damage.
- The roofing system on your buildings serves as the first line of defense to minimize water damage during severe wind events. As part of your preventative maintenance program, regular inspections of the roofing system and building envelope should be completed by internal facility staff and third-party roofing contractors. An operational plan to minimize and respond to these damages should be implemented before a severe wind event occurs.
- Before a windstorm occurs and on a scheduled basis each year, damaged tree branches or dead trees should be trimmed or removed to prevent damage to the exterior building envelope. Tree branches that overhang roofs should be trimmed and trees located near buildings should be removed so they won’t strike the building if they become uprooted. Trees located near overhead power lines should be trimmed or removed to limit the potential of downed utility lines.
- Secure/anchor modular classrooms, portable athletic equipment such as nets, goals, bleachers, storage boxes, or other items not affixed or anchored, which are prone to being moved or thrown during severe wind events.
- Rooftop HVAC units should be inspected to ensure access doors and panels are secured and latched. These access panels often protect sensitive electronics or control modules that could be damaged if exposed to precipitation or flying debris. Inspections of the roofing system should also assess whether roof flashing, soffit, fascia and parapet coping are securely affixed to reduce the potential of becoming detached during a severe wind event.
- Inspect and maintain stormwater inlets and keep roof drains and gutters free of debris such as leaves, mulch, trash or sediment. If stormwater inlets are free of debris and standing water persists or fails to adequately drain, the stormwater pipe may need to be inspected with a camera to determine if the pipe is blocked, collapsed or if tree roots have caused damage. Downspouts should be directed away from the building foundation and discharge at least 10 feet from the exterior of the building.
- Negative grading around the perimeter of the building will allow water discharged from downspouts or occurring during precipitation events to travel towards the building’s foundation. If negative grading is not corrected, further issues may occur and result in water permeating through the foundation and potentially cause flooding in lower levels of the building.
- Where sump pumps are installed in subgrade levels, periodic preventative maintenance should include testing the sump pump before it may be required to discharge water. Preventative maintenance should include verifying the float switch engages and the check valve prevents water from returning to the pump pit after discharging. If possible, a backup power source should be readily available to allow sump pumps to operate during a power outage.
- Install a lightning protection system to safeguard the building, electrical components and building occupants. The lightning protection system will not prevent a building from being struck by lightning; however, it will provide a pathway for the electrical current to travel back to the ground while offering safeguards to sensitive electrical devices.
While we may not be able to control or reliably predict Mother Nature, having a preventative maintenance program and executing it may help to identify vulnerabilities and reduce damage to buildings and mechanical systems from severe weather events.
For more information on facility preventative maintenance, refer to the Severe Weather Preparedness training videos on cmregent.com.
