Preparing for winter is a routine part of building maintenance, but if your property is vacant or only partially occupied—whether due to winter or another reason—your approach may need adjustments.
Even with fewer on-site staff, maintaining regular care and management of the building is essential. Cold weather can have significant effects, from heavy snow accumulation on roofs and walkways to frozen pipes and power disruptions.
These issues can lead to structural damage, including burst pipes, roof strain, blocked drains and gutters, and electrical instability.
Regardless of location, buildings across the country are at risk of winter-related damage. According to the 2018 International Building Code, much of the continental United States faces potential cold-weather risks.
Protecting a Vacant Building
“The term ‘out of sight, out of mind’ is apt when it comes to vacant buildings, but it’s important to recognize that an empty building needs as much attention as an occupied one,” says Chris Cioffi, a Commercial Lines Engineer at the Insurance Institute for Business and Home Safety (IBHS). “If you lock it up and leave it alone, winter—and other factors—can cause tremendous damage and potentially lower the value of your property.”
IBHS recommends the following maintenance steps for vacant buildings. If staff members are still present, some of these measures may need to be adjusted accordingly.
Preventing Building Leaks
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Conduct physical inspections of the roof and building perimeter to check for leaks or necessary repairs.
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Look for roof tears, loose or missing shingles, and leaks around roof-mounted equipment, skylights, windows, doors, and utility penetrations.
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Ensure gutters are clear of debris to prevent water buildup, which can cause leaks and excess weight on the roof.
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Verify that gutters are sloped correctly, directing water away from the foundation.
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Set the thermostat to a minimum of 55°F to help prevent freezing pipes.
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Insulate pipes that enter through exterior walls to reduce the risk of freezing and bursting.
Fire Protection
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Install and maintain fire protection systems.
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Conduct visual inspections of sprinkler system risers regularly.
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Ensure sprinkler control valves are chained and locked open, and monitor water pressure readings. If pressure drops significantly, consult the local water department or a fire protection service company.
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Follow NFPA 25 standards for system inspection, testing, and maintenance.
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Ensure fire alarms are operational and monitored by a central monitoring company that alerts emergency services.
Protecting Plumbing
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If the building is unused, shut off the domestic water supply and drain water lines while keeping fire protection lines active.
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If shutting off water is not an option, frequently inspect for leaks and turn off the water supply to unused fixtures.
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Consider installing a monitored electronic leak detection system for domestic water lines to reduce response time and minimize damage.
Maintaining Premises
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Maintain exterior lighting around the building, including parking lots.
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Install interior motion or timed lighting to create the appearance of occupancy.
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If the building will remain vacant for an extended period, consider adding perimeter fencing and driveway gates.
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Install an external camera system for monitoring.
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Trim dead vegetation around the property to reduce fire risk and maintain the appearance of occupancy.
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Remove hazardous materials such as flammable liquids and chemicals.
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Notify the alarm company of the vacancy.
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If on-site staff is unavailable, consider hiring a patrol service to check the property.
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Protect exterior air conditioning units against theft by using steel encasements, locked boxes, fencing, or overhead lighting.
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Update locks and security codes to limit building access.
In addition to the best practices outlined above, always keep your insurance coverage active and let Mason-McBride know the building will be vacant.
This informative article is provided courtesy of EMC Insurance.
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