WATER DAMAGE - SEVERITY. September 7, 2017

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1 WATER DAMAGE - SEVERITY September 7, 2017

2 SEVERITY / IMPACT The amount (usually in $) of the losses resulting from the event. The amount of damage that is (or that may be) inflicted by a loss or catastrophe usually depicted in tangible terms in economic terms, but includes property damage and bodily injury/life loss. Sometimes quantified as a severity rate, which is a ratio relating the amount of loss to values exposed to loss during a specified period.

3 RISK TREATMENT

4 Water damage can create some of the most severe claims in community living

5 BACKGROUND INFORMATION data collected from BC and Alberta markets 350 Paid Losses Water losses in general have risen compared to fire losses

6 LOSS TYPE- CATEGORY SEVERITY APPLIANCES $1,537,865 BURST PIPE $5,164,615 DECK $99,723 HOSE BIB $56,027 ROOF $89,212 SEWER BACKUP $972,504 SPRINKLER $1,921,046 WATER DAMAGE $1,010,952 WATER OVERFLOW $1,408,424 GRAND TOTAL $12,260,369

7 APPLIANCES

8 APPLIANCES Dishwasher - $209,901 Hot Water Tank - $121,553 Sink - $17,500 Refrigerator - $253,915 Toilets - $391,261 Washing Machines - $453,295 Water Filter - $23,419 Excludes: Overflow

9 APPLIANCE RESULTS APPLIANCE SEVERITY LOSS DESCRIPTION Refrigerator Supply Line $127,674* Water supply line to refrigerator in unit 1503 failed; resultant damage to units below Toilet Supply Line $67,500* Toilet supply line leak in 706 causing damage to same and 705 Sink Pipe Burst $67,021* Burst pipe under kitchen sink in 2302 also affected other units next door and below

REFRIGERATOR CAUSES OF DAMAGE AND RISK MANAGEMENT Connection and Supply Lines Moving the fridge (cleaning/dropped items): i) loosens connection lines / pops supply lines

10 REFRIGERATOR CAUSES OF DAMAGE AND RISK MANAGEMENT Connection and Supply Lines Moving the fridge (cleaning/dropped items): i) loosens connection lines / pops supply lines off ii) crimps supply lines which causes pinhole leaks DO Change Hose every 4 Years Use local leak detection Know where the fridge shut-off valve is (usually under the sink)

REFRIGERATOR CAUSES OF DAMAGE AND RISK MANAGEMENT Ice Maker Leaks Clogged lines can cause water to not reach the ice water Water may leak from the fill tube extension Water valve may be leaking

11 REFRIGERATOR CAUSES OF DAMAGE AND RISK MANAGEMENT Ice Maker Leaks Clogged lines can cause water to not reach the ice water Water may leak from the fill tube extension Water valve may be leaking Defrost water drain may be cracked or overflowing Hot and Cold fluctuations at Gaskets Check for water on the exterior of the refrigerator case Turn off the icemaker and water supply to icemaker (usually found under the sink)

12 REFRIGERATOR CAUSES OF DAMAGE AND RISK MANAGEMENT Drain Clog Drain lines / blocked defrost drain become blocked with bits of food, which can lead to ice buildup, prevents them from draining water effectively Clean drain lines regularly with chlorine bleach

13 REFRIGERATOR RISK MANAGEMENT OTHER

14 TOILET CUASES OF DAMAGE AND RISK MANAGEMENT Toilet Supply Line Toilet Fill Valve Nut Loose Sand and sediment particles, wears down rubber gaskets of supply line and fill valve and prevent flat sitting What you ll see small puddle on the floor

15 TOILET CUASES OF DAMAGE AND RISK MANAGEMENT Toilet Supply Line Steel braided Weak spots come can cause wear and tear over time

of bowl hissing noise Purchase a leak detection system Perform a leak test using a toilet tablet or

16 TOILET CONSIDER: Knowing how to shut off your toilet valve Recognize signs of a potential leak: sounds of running water the need to jiggle the handle to complete a flush trickling water on inside of bowl hissing noise Purchase a leak detection system Perform a leak test using a toilet tablet or food colouring Maintain adequate limits of personal insurance including water damage and sewer back-up

17 Water must sit below overflow pipe

18 Sand and Sediment

19 Valve Plastic end can get stripped, allowing it not to close the packing nut Switch plastic piece to metal (beware of metal-looking plastic piece)

20 Water Shut-Off Valve

21 Water Shut-Off Valve Important: Know what it looks like Know what tools you need to turn the valve to a closed position

22 Toilet Fill Valve Side View

23 Toilet Fill Valve Top-Down

24 Toilet Fill Valve Top Down, cap off

25 Supply Lines, Rubber Gasket

26 Toilet Fill Valve, Professional Grade

27 SINK LINE RISK MANAGEMENT Looks like: Water gushing from under the sink, very quickly Basket strainer broken / puncture What may have happened: Water can force a supply line loose Water pressure skyrocket in one particular area Under Do: Turn off water to unit / sink Main valve for supply line replacement Call a professional

28 SINK VALVE

29 SPRINKLERS

30 SPRINKLER RESULTS CAUSE SEVERITY LOSS DESCRIPTION Sprinkler Head- Activated $290,000* Sprinkler head triggered in unit 1702; water damage to several units and common areas Sprinkler Pipe Burst Sprinkler Head- Activated $257,500 Unit 516 had sprinkler pipe burst causing damage to same and below $200,000 Resident in unit 607 hung laundry from a sprinkler head; water damage to several units and common property, including elevators.

31 SPRINKLERS CAUSES OF DAMAGE Accidental activation towels, tennis balls, weights/skipping rope in a fitness room, outside grill used indoors, hanging clothing (wedding dresses) and misc. items (costumes, decorations, TVs, candle holders), move-ins/move-outs, hidden sprinkler heads Burst pipe frozen, puncture Fire

32 SPRINKLERS RISK MANAGEMENT Turn off water supply only if pre-negotiated CAN VOID BUILDING INSURANCE Note councils/boards/building caretakers only

33 SPRINKLERS RISK MANAGEMENT Prevent manual hit activation with sprinkler cages (focus in common hallways, gyms, inside small closets) Spring-mounted/Screw-in

34 SPRINKLERS RISK MANAGEMENT Prevent fire (fire extinguishers, smoking by-laws, sprinkler system extended to balconies of wood-frame buildings where BBQs are allowed, HAVEN fire suppression)

35 SPRINKLERS RISK MANAGEMENT Temporarily plug a sprinkler line

37 BURST PIPE

38 BURST PIPE RESULTS CAUSE SEVERITY LOSS DESCRIPTION Accidental Burst $687,313 Hot water pipe burst in a wall of unit 1204; water damage to this units, others below and common property. Water also shorted fire alarm system. Accidental Burst Accidental Burst $669,288 15th floor hot water line burst, causing damage to common hallway and units below $644,443 Water damage resulting from failed hot water pump on 14th floor common hallway

39 WHY DO PIPES BURST? Pinhole Leaks Supply lines to toilets/other appliances Punctures (owner and third party/ screws and nails) Drain Pipe Separation Irrigation Freezing Other Sewer Back-Up

40 BURST PIPE RISK MANAGEMENT BEFORE A CLAIM By-Law requiring renovations completed by a licensed professional with valid insurance Approved by the council/board Construction or other permits provided Resident: know where your water shut-off valve is prior to any work

41 BURST PIPE RISK MANAGEMENT BEFORE A CLAIM / INCIDENT Occupier provides evidence of valid insurance with deductibles that match building/community deductibles encourage Business Interruption and Additional Living Expenses Fine violators of the by-law By-Laws and Charge-Backs to unit owner when claim is under deductible (where allowable by law) Supply lines Water Lines / Schematics DIY / TVB installers drill a hole, check for pipe (can be from wall)

42 BURST PIPE RISK MANAGEMENT BEFORE A CLAIM / WATER INCIDENT Implement a plan re-plumbing (with or without water leak detection system), winterization, water treatment. Things to consider: Where to put displaced unit owners / residents, managing permits, managing restoration timeline, pre-approved emergency services, working relationship with preferred vendor, etc.

43 BURST PIPE RISK MANAGEMENT AFTER A CLAIM / WATER INCIDENT Resident shut off water to unit Notify neighbours and building manager asap Fine violators of the by-law By-Laws and Charge-Backs to unit owner when claim is under deductible Report incident to board to notify owners/residents Catastrophic losses in NY, PA, NJ: FS Project Management - Negotiate costs with engineers and contractors, file permits, manage communications between board and interested parties including attorneys and other professionals Pros keeps projects on schedule and within budget, takes work off Manager s plate

44 PINHOLE LEAK WHAT IS IT? Pitting corrosion on copper water plumbing Cu+ plumbing can last up to 50 years in hard water municipalities In areas of soft water, Cu+ plumbing can shows signs of corrosion and leaking in as early as 10 years

45 PINHOLE LEAK REMEDIES Putty the leak / replace sections of pipe Water Treatment Systems* Eventually re-plumb frequent losses and deductible pay-outs can equal the cost of a total re-plumb in a few short years

FROZEN PIPES Protect your exposed pipes in attics, crawl spaces and garages if you can see the pipe, it needs to be wrapped with insulation foam Winterize irrigation systems turn off the water

46 FROZEN PIPES Protect your exposed pipes in attics, crawl spaces and garages if you can see the pipe, it needs to be wrapped with insulation foam Winterize irrigation systems turn off the water supply, shut down the sprinkler timer, drain down the system Winterize outdoor faucets I) Remove hoses, splitters or connections from the spigot (even if you have a freeze proof hose bib) I) Check all hose bibs, yard hydrants and other fixtures for leaks and drips replace or repair any fixture which leaks or drips II) III) Turn off the water supply to the hose bib if it is not freeze proof Install a hose bib cover on each outdoor fixture (add extra insulation to hose bibs that cannot be drained)

47 Water Treatment -Ca+ in areas of soft water The impeller had been coated with calcium. It should be shiny, raw metal, silver in colour, after 3 months with a water treatment system 3 year Ca+ Buildup in Water Line

48 QUESTIONS?

WATER DAMAGE - FREQUENCY. July 6, 2017

WATER DAMAGE - FREQUENCY. July 6, 2017 WATER DAMAGE - FREQUENCY July 6, 2017 FREQUENCY The likelihood that a loss will occur. Expressed as: Low frequency (meaning the loss event is possible, but the event has rarely happened in the past and