Freeze-up and Burst Pipes Claims

Post date: Feb 18, 2014 3:20:43 PM

Freeze-Up and Burst Water Pipes Claims

Compliments of the “polar vortex”, frigid temperatures in the Northeast and in the Southern States have caused many water pipes to freeze and burst. Residential and commercial properties have been affected. Pipe freeze-up and unfreezing damages were particularly severe in southern climates, where piping systems lack freeze protection more common in the north. Even in the Northeast, property owners saw (and continue to see) significant pipe failures. In some cases, fire sprinkler systems froze, allowing fire to spread due to the lack of fire protection. Malls, restaurants and other walk-in retail establishments suffered business interruption, and some lost power as well as other utility services.

We had already assignments for a frozen pipe activating a sprinkler system which flooded the insured’s property. Both MSO and ISO policies contain general mitigation of damages provisions requiring insureds to take reasonable efforts to prevent further losses from occurring, such winterize the pipes in the home, maintain heat, etc.

Ex.: ISO Form HO 00 06 says:

We do not insure, however, for loss:

C Caused by:

(1) Freezing of a plumbing, heating, air conditioning or automatic fire protective sprinkler system or of a household appliance, or by discharge, leakage or overflow from within the system or appliance caused by freezing. This exclusion does not apply if you have used reasonable care to:

(a) Maintain heat in the building; or

(b) Shut off the water supply and drain all systems and appliances of water.

As the action or inaction of the insured is critical in determining whether coverage applies, a thorough examination of the circumstances of the loss is crucial: these claims are fact-sensitive and we can assist you in properly developing them.

Why do water pipes burst in winter?

The pipe bursts always in a longitudinal fashion. The burst always occurs at the weakest portion of the pipe. Because of its unique properties, water expands as it freezes into ice by as much as nine percent (9%) in volume. On the other hand, a metal pipe shrinks when frozen. In a pipe, ice forms first on the inside wall of the pipe and grows radially inward until there is a solid plug of ice blocking the pipe. Until that situation occurs, the expansion of the freezing water in the pipe merely pushes water back into the water main. When the plug of ice completely blocks the pipe, it seals water between the plug and a closed valve. If more ice forms between the plug and the closed valve, the expanding ice has nowhere to go, and causes the pipe to burst at its weakest point. Hot water pipes will burst much faster than the cold water pipes.

It is Metropolitan’s experience that there is no substitute for a thorough and comprehensive inspection of the structures to determine the number of conditions that caused the loss and whether the conditions worked independently, concurrently, or in a sequence to cause the damage. For example, some common questions include:

· Was the pipe frozen and burst due to lack of maintenance? E.g., old or corroded pipes, or no proper insulation, etc..

· Was the frozen pipe damaged due to negligence? did the insured turn off the heat in the home or commercial property during cold weather?

· Was the broken pipe due to normal wear and tear?

A comprehensive investigation is crucial to good claims handling. Our clients require prompt and thorough claims investigation and fact finding and Metropolitan delivers high quality services at a highly competitive price.

We are here to serve you 24/7. Give us a call or email. An assignment form is attached.

Sincerely,

METROPOLITAN PROFESSIONAL ENGINEERING AND FORENSIC SERVICES

P.O. Box 520

Tenafly, NJ 07670-0520

Tel.: (973) 897-8162

Fax: (973) 810-0440

E-mail: metroforensics@gmail.com