We all know Oklahoma’s weather can be unpredictable and last winter is a perfect example. On October 27, 2020, much of the state experienced an extremely devastating ice storm. I’ve lived in Oklahoma most of my life and have never seen an ice storm of this magnitude that early in the season. In February of 2021, we had 2 weeks of subfreezing temperatures and many of our cities and towns experienced record sub-zero temperatures for multiple days. Then, on April 21, 2021, Oklahoma experienced a record-setting cold front from the Arctic which again was not typical. So, why am I reminding my readers of this unusual weather? As I mentioned, Oklahoma weather is unpredictable and that’s why we must be prepared for it, especially in preparing our vacant buildings for winter weather.
OMAG’s Municipal Property Protection Plan (MPPP) limits coverage for buildings if they are vacant. Please see the below language from page 21 of the MPPP limiting coverage for vacant buildings. You will notice that sprinkler leakage and water damage are not covered if a building is vacant.
3. Vacancy a. If the building or leased premises where loss or damage has occurred has been vacant for more than 60 consecutive days before that loss or damage occurs, OMAG will not pay for any loss or damage caused by any of the following, even if they are Covered Causes of Loss;
(1) Vandalism;
(2) Sprinkler leakage;
(3) Building glass breakage;
(4) Water damage;
(5) Theft, or
(6) Attempted theft.
b. Buildings under construction or renovation are not considered vacant.
c. With respect to a Plan Member, vacant shall mean 70% or more of its square footage is not rented or used to conduct customary operations.
d. With respect to a tenant, vacant shall mean 70% or more of the rented space shall contain enough business personal property to conduct customary operations.
e. Vacant property will be valued at actual cash value.
You can avoid frozen pipes and water damage by taking some simple steps to winterize properly, especially vacant buildings.
Start at the exterior of the building and do the following:
Shut off the water at the street- most water meters are close to the sidewalk or street, make sure your utility department shuts off the water at the meter.
Open your lowest faucets on your property -This is most likely an outside spigot or in a basement. Remove any hoses, drain these faucets first, and keep them open until you have drained the rest of the building’s system. After everything is drained, give the exterior spigots an extra layer of protection with insulation or a bib cover.
Give some attention to water heaters – Turn off the gas or electrical service to the water heaters. After turning off the water heater, drain it completely according to the manufacturer’s instructions.
Drain the water system – drain all toilets, toilet tanks, and other pipes, making sure there is as little water in the system as possible. Open the spigots for showers and sinks, starting at the uppermost level and systematically working your way downwards to the lowest level of the building (Those low-level faucets you opened earlier. This will help the draining process.).
Don’t forget the laundry, garage, basement – bathrooms and kitchens will be the primary target areas but be sure you attend to all rooms with running water. Also drain any exterior water lines, like sprinkler systems. It might even be good to blow out the lines with compressed air after the lines have been emptied.
Pour environmentally safe, biodegradable antifreeze into drains – it is recommended to use the type of antifreeze used in boats or RVs. It will help any remaining water in P traps to resist freezing. Treat toilet bowls, tanks, and sinks or any other drains in the facility.
Tape the toilets shut and post “do not use” signs – So people won’t inadvertently use them, tape the toilet lids shut and post signs (Caution: Winterized- do not use).
If you leave the heat on… - be sure the temperature is set to at least 55 degrees Fahrenheit. Even if you leave the heat on, you should still turn off the water and drain the system. Winter storms frequently knock out power for days and could cause pipes to freeze.
What to do if you leave the water on (say if you’re doing renovations or have the property up for sale) – insulate pipes on exterior walls, crawl spaces, and attics. Open cabinet doors to allow heat to circulate around un-insulated pipes under sinks and appliances. Let warm water drip or gently stream (depends on how cold and how long the freeze is) overnight to keep pipes from freezing.
During extreme cold spells inspect the property daily – walkthrough the property looking for damage or potential problems that could lead to pipes freezing and water damage.
If you have questions about your coverage contact Chris Webb, OMAG Director of Underwriting cwebb@omag.org or 1-800-234-9461 ext.1442.
