Cold Weather & Your Fire Protection System

Cold Weather & Your Fire Protection System

Cold weather freeze-ups can cause vital fire protection systems to malfunction. Cold temperatures can also cause sprinkler piping to burst which may result in major water damage to buildings, contents, and equipment. Pipes bursting can also impair automatic sprinkler systems and leave a major portion of your facility without fire protection. A fire during this situation may result in a major interruption to your business and a huge loss.

In the interest of maintaining sprinkler protection in your property, building owners and tenants must be aware of cold weather and freezing temperatures. All key personnel should be aware of freeze protection and emergency preparedness procedures.

Building temperature should be maintained @ 40° F or higher, monitored and documented

• Perform freeze protection inspections and be cognizant of shutdown procedures
  
• Have a contingency plan with contractors and suppliers
  
• Pre-emergency planning for fire, water damage and snow removal should be established
  
• Boilers, furnaces, heaters and flues should be serviced regularly
  
• Post a 24 hour watch on the building
  
• A no smoking policy should be strictly enforced
  
• Any flammable or combustible liquids should be safeguarded
  
  

Water Supplies

• Tanks should be leak free and pressure should be checked
  
• Water temperature should remain at 42°F or above
  
• Fire hydrants checked for proper drainage by outside contractor or water department
  
• Buried sprinkler control valves and valve pits should be marked in the event of heavy snowfall
  
• Fire pump room should not drop below 70°F
  
• Post indicator valve, OS&Y valve, and test header to pump inspected regularly
  
  

Wet Pipe Sprinkler Systems

• All areas of buildings with sprinkler systems should maintain temperature of 40° F or above
  
• Cold weather valves should be closed while all others should remain open
  
• Windows, skylights and doors should be in good condition and sealed tightly

• Check temperatures with thermometer
  

Dry Pipe Systems

• Dry lines should be checked for proper drainage as trapped water can freeze and cause breakage
  
• Check drains located in cold places for freezing
  
• Dry-valve clapper should be properly set with temperature maintained at 40°F or above
  
• Low air pressure alarms should be provided, calibrated and connected to constantly attended location
  
• Low pressure switches should be set at 5 psi which is above trip point of dry pipe valve
  
• Air pressure checked regularly with records maintained to indicate normal pressure
  
• Air drying equipment available to supply air to system as designed
  
  

**Never attempt to thaw piping using a blow torch or open flame**

“Propane torch used to thaw pipes ignites insulation - Alberta , Canada - Maintenance workers using a propane torch to thaw a frozen pipe in a 42 unit apartment building unintentionally ignited cellulose insulation in concealed ceiling spaces. Despite their efforts to control the fire with a dry-chemical fire extinguisher, the fire eventually destroyed the building.” (1)

For a comprehensive business insurance review, please visit our website at www.insurance-nj.com

(1) NFPA Journal®, March/April 2004

Homeowners & Umbrella Insurance for Holiday Liability

As millions of Americans host and attend holiday parties across the street or across the country, many are unaware of the risks they may be taking, according to a new national survey on homeowner’s insurance issues by Trusted Choice® and the Independent Insurance Agents & Brokers of America. Do you know your risk?The Trusted Choice® survey found that about one-third of homeowners did not think or did not know if they could be held responsible in the event of an alcohol-related accident. In fact, in many states, individuals hosting holiday parties can be held liable. Many courts have found hosts liable for the damages their party guests cause as a result of consuming alcohol at their social gatherings and then driving motor vehicles. Many states have also enacted statutes that can be interpreted as mandating non-commercial social host liability. In these situations, if a guest or third party is injured in an accident that is related to alcohol consumption and the drinking can be linked to you, you could be held responsible for the payment of medical bills, vehicle repair costs, lost time from work and — in the worst case — claims for wrongful death resulting in huge monetary settlements.
The Trusted Choice® survey found that more than 46% of homeowners thought they weren’t liable in the event that a guest became seriously ill from catered food consumed at the host’s home, and more than 22% didn’t think they could be held responsible if a guest was injured on the sidewalk in front of their property. One-third of homeowners either didn’t think they could be held responsible or admitted they didn’t know if they destroyed another home with a careless act. The bottom line is that homeowners could, in fact, be held responsible in any of these scenarios or accidental incidents.

Social Host Liability Tips:

Do Your Homework: When hosting a holiday party, individuals should look to the liability portion of their homeowners or renters insurance policy to protect them if they are sued and found liable for an accident involving a guest who drank at their home. Consumers should regularly review their liability coverage limits to ensure they are adequately covered should an accident occur.

Consider an Umbrella Policy: While holiday partygoers and hosts alike should act responsibly and know their limits, consumers need to acknowledge that most risks cannot be entirely eliminated. But planning ahead and learning about what’s involved in hosting a reception is the best defense. Purchasing a personal “umbrella” liability policy — providing $1 million or more in additional coverage over the limit of a standard homeowners or renters policy — may be a prudent move for the frequent party host.

Consider the following tips to prevent holiday party accidents and protect yourself:
· Limit your guest list to those you know.
· Host your party at a restaurant or bar that has a liquor license, rather in a home or office.
· Provide filling food for guests and alternative non-alcoholic beverages.
· Schedule entertainment or activities that do not involve alcohol. If the party centers around drinking, guests will likely drink more.
· Arrange transportation or overnight accommodations for those who cannot or should not drive home.
· Stop serving alcohol at least one hour before the party is scheduled to end.
· Do not serve guests who are visibly intoxicated.
· Consider hiring an off-duty police officer to discretely monitor guests’ sobriety or handle any alcohol-related problems as guests leave.
· Stay alert, always remembering your responsibilities as a host.
· Review your insurance policy with your Trusted Choice® agent before the event to ensure that you have the proper liability coverage.

Guest Injury/Damage Tips:

Review Your Policy: A good homeowners policy is the best way to safeguard any house and its contents. The coverage not only protects owners from losses due to fire, theft and various other disasters, but it also shields them from liability if someone is injured on their premises and covers other risks as well. A comprehensive homeowners policy may even eliminate the need for other smaller, more specific personal insurance policies.

Think Twice About Liability: Carefully consider additions to your property that could be dangerous. You are liable for anything that happens on your property. Understand that adding a pool, trampoline, recreational vehicle or even a vicious dog to your property will significantly raise your risk of an accident in your insurer’s eyes, so rates will be considerably higher.

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