Office of Risk Management - Risk Alert - No. 2015-06 RE: Extreme Cold: Preventing Ice Dams, Frozen Pipes February 13, 2015 Today s temperatures are expected to reach between 10 and 15 degrees Fahrenheit. The cold is expected to last through Saturday, followed by a new storm off the New England coastline, bringing more heavy snow and wind to the region. Heavy snowfall and several days of freezing temperatures create the perfect conditions for ice dams. The Office of Risk Management has seen a spike in claims related to ice dams in the past few weeks; the damage caused ice dams can be extensive and costly. Please take action now to prevent ice dams from forming, but use caution. Today will be cold and windy, making roof work hazardous. Consider calling a specialist to assess your roof and perform the necessary work. For a list of roofing/snow removal contractors, please scroll down to the end of this alert. What is an ice dam? An ice dam is a ridge of ice that forms at the edge of a roof and prevents melting snow from draining off the roof. The water that backs up behind the dam can leak into a building and cause damage to walls, ceilings, insulation, and other areas. How to Help Prevent an Ice Dam from Forming Travelers Insurance offers the following tips on preventing, recognizing, and removing ice dams. Remove snow from your roof after every storm. To begin with, use a roof rake to clear snow from the edge of your roof upwards of three to four feet immediately after each storm. In addition to helping prevent an ice dam from forming, this will lessen the stress on your home s roof. The amount of snow and ice your roof can support will depend on a number of factors, including the roof type and the age and condition of the structure. But a good rule to keep in mind is if more than a foot of heavy, wet snow and ice has accumulated on your roof, you should have it removed. Clear downspouts. An easy way to help snow and ice drain off your roof is to make sure the area around your downspouts is clear. This can help prevent standing water from collecting near the gutter downspout. How Do You Know if You Have an Ice Dam? Look carefully at the icicles around the exterior of the building. If they are confined to the gutters and there is no water trapped behind them, then an ice dam has likely not formed. Nonetheless, icicles can pose a danger to people when they fall off, so try to safely knock them down while standing on the ground, making
sure not to stand directly beneath them. If you cannot safely reach them from the ground, consider hiring a contractor to help. Check for water stains or moisture in the attic or around the tops of exterior walls on the top floor of the building. Stains and moisture may indicate that an ice dam has formed and water has penetrated the roof membrane. How to Remove an Ice Dam Melt the ice dam. Fill a nylon stocking with calcium chloride ice melt, and place it vertically across the ice dam so that it melts a channel through the dam. If you try this, make sure you can safely position the ice melt on your roof, and make sure to use calcium chloride, not rock salt. Rock salt will damage your roof. Also, be aware that shrubbery and plants near the gutters or downspouts may be damaged. Get professional help. If you cannot safely reach the roof, avoid using a ladder in snowy and icy conditions. Consider hiring a contractor to remove the ice dam. Long-term Tips for Preventing Ice Dams Insulate your attic. Make sure your attic is well insulated to help prevent the melting-and-freezing cycle that causes ice dams to form. Check and seal places where warm air could leak from the building to the attic, including vent pipes, exhaust fans, chimneys, attic hatches and light fixtures. Install a water-repellent membrane. When replacing a roof, make sure to install a water repellent membrane underneath the shingles. This acts as an extra barrier that helps prevent water from seeping inside the building. Roof Safety If not cleared off, snow accumulations will add weight and stress to structures and contribute to leaky roofs once the snow begins to thaw. Flat commercial roofs are most susceptible if they are not draining properly. Maintenance personnel should clear storm drains to minimize local flooding problems from this run-off. In many cases, roof ice dams can form, causing water build-up leading to interior damage. To minimize the risk of over-stressing a building roof due to accumulated or drifting snow, please take into consideration the following tips: If roof snow can be removed from the ground with the use of a snow rake (available at most hardware stores), do so. Use caution, as metal snow rakes conduct electricity if they come into contact with a power line. Try to avoid working from ladders, as ladder rungs tend to ice up. Snow and ice collect on boot soles and metal ladders. Flat roofs can be shoveled clear, but only if it is determined that the roof is safe to stand upon. Exercise care when on the roof to avoid potentially dangerous falls. Flat roof drainage systems should be kept clear to minimize the risk of excess roof ponding in the event of subsequent heavy rainfall or melting. Large icicles can form on roof overhangs, but do not necessarily mean ice damming is occurring. Icicles overhanging doorways and walkways can be dangerous and should be carefully removed.
Because snow is heavy and roofs and other surfaces may be slippery, all of the above mentioned actions should only be performed by able-bodied adults. Protective headgear and eye protection is recommended. Frozen Pipes With low temperatures expected, the potential for burst pipes is high. Last winter, we saw an increase in the number of frozen pipelines due to inadequate heating of buildings. Frozen and burst pipes often result in extensive and costly property damage, which in turn can drive up the cost of our insurance program. Please have maintenance personnel check your facilities today and take the following precautions to prevent property damage: Set the thermostats in the building to at least 68 F. Normally 55 F is sufficient, but during an extreme cold spell it is prudent to set the thermostat higher. Check the heating systems to ensure proper functioning. Check all faucets. Make sure water flows freely and no leaks are present. If you turn on a faucet and only a trickle comes out, this may be a sign of a frozen pipe. Open kitchen and bathroom cabinet doors to allow warmer air to circulate around the plumbing. Be sure to know the location of all shut off valves; in the event a pipe bursts, you will need to stop the flow of water as soon as possible. If you haven t already done so, disconnect, remove and store outdoor hoses. Close all inside valves supplying outdoor hose bibs. Open the outside hose bibs to allow water to drain. If possible, schedule a maintenance check in the evening to be sure heating is functioning properly. For less frequented areas and unoccupied buildings, have custodial staff check heating and faucets two to three times a day to ensure there is no indication of frozen pipes. This is important as discovering a frozen line (no water flow) prior to the pipe thawing permits the opportunity to shut off the water before it leaks and may also provide an opportunity to thaw the pipe before the ice expands enough to split the pipe or fitting. Treating Frozen Pipes If you open a faucet and little to no water comes out, leave the faucet open, turn off the water at the main shut-off valve, and call a plumber. Never attempt to thaw a frozen pipe with an open flame. You may be able to thaw a frozen pipe with the warm air from a hair dryer. Start by warming the pipe closet to the faucet, working toward the coldest section of the pipe. If a water pipe bursts, completely open all faucets and turn off the water at the main shut-off valve. Call a plumber immediately. In the Event of Injury or Damage If you need immediate assistance with a claim, please call Kent Wilkins at 617-746-5743, or contact one of the specialists listed below
Sources Travelers Insurance: https://www.travelers.com/prepare-prevent/mothernature/winter-storm-safety/ice-dam-removal.aspx University of Minnesota Extension Program: Housing Technology: http://www.extension.umn.edu/environment/housing-technology/moisturemanagement/ice-dams/ Roofing / Snow Removal Contractors Ridgemont Construction Brockton, MA Office: 508-580-5000 Contacts: Chris Ferraro / Randy Riva B & E Roofing (Residential & Commercial in Dover, Medfield, Needham and Sherborn, Wellesley) Dover, MA Office: 508-785-1433 Veritas Roofing (Mainly South Shore but will go anywhere) Hyde Park, MA Main Contact: Mike Veritas Mike Cell: 781-363-6185 MasterCraft Home Improvements Hanover, MA Hanover Phone: 781-829-2222 Boston Phone: 781-727-7256 Contact: John O Brien Tecta America NE Delta Roofing North Billerica, MA Main Contact: Jay Bergerin Office: 978-436-9990 Jay Cell: 978-815-4051 U.S. Roofing Peabody, MA Office: 978-532-6300 Owner: Peter Allard Peter Cell: 978-265-7319 Sterling Services Holliston, MA
508-686-5210 dlevy@sterlingservices.com David Levy chogan@sterlingservices.com Chuck Hogan chutchinson@sterlingservices.com Cheryl Hutchinson Capstone General Contracting Worcester, MA Main Contact: Charbel Majem Cell: 508-868-0163 Office: 508-799-4463 S.I. Services Brighton, MA Main contact: Vinnie Lamberti Vinnie cell: 617-332-6666 Superior Exteriors South Shore, MA Main Contact: Tom Donovan Tom s Cell: 617-922-4196Nikki Office Manager: 508-944-7410Dave Foreman in the Field: 401-935-8380 The Marr Companies(Large Commercial & Have Cranes) South Boston, MA Main Contact number: 617-269-7200 Jennifermarr@marrcompanies.com ReBuildex Carver, MA 888-732-8453 Sterling Services Holliston, MA 508-686-5210 Mediate Management Charlestown, MA Main Contact: Manny Matos 617-316-3330