Close the Flood Gates 

by Eric Spacek

While the use of water in a church is typically associated with baptisms, water can become an issue and cause a multitude of problems if the property isn’t properly maintained. In fact, water damage is the third most common type of property insurance claim filed among churches and can be extremely costly to repair. It can ruin pews, hymnals and carpeting, destroy computer equipment, delay worship services and cause mold to grow.

Several scenarios can cause water damage, including frozen pipes that break, leaking roofs, sewer lines that back up and overflow, and faulty automatic sprinklers. While it’s impossible to control some of the these scenarios, there are precautions to reduce the chances of water damage to your building and its contents.

Frozen Pipes

When water freezes, it expands and puts pressure on pipes, causing them to break. Pipes most susceptible to freezing are located on the exterior of the building (garden hose connections, for example) and inside, where piping is installed in unheated areas (attics and crawl spaces). To prevent it:

• Wrap water pipes that are exposed to freezing temperatures and cold drafts, and those located in unheated or un-insulated areas, with pipe insulation. You can find this material in local hardware stores.
• During cold temperatures, cabinet doors where water pipes/drains are present should be left open. This allows warmer air to circulate around the pipes.
• During extremely cold weather, faucets should be turned to a slow drip or trickle. This reduces the chances of the pipe freezing.
• Consider installing an automatic detection system that can monitor the temperature of a specific pipe. If the temperature of the pipe drops below a pre-set temperature, the unit will automatically shut off the main water valve. This won’t prevent the pipe from freezing, but it will protect the pipes from bursting. A qualified plumber should be contacted to determine the best system for your needs.
• If the building will be unoccupied for an extended period of time during cold weather, make sure the thermostat isn’t set below 50 degrees. If possible, have someone check the building daily to ensure the heating system is working.

Storm and Sanitary Sewer Backup

Storm and sanitary sewer backup losses cause damage to foundations, walls, floor coverings, appliances and equipment. Raw sewage is a health hazard and is extremely costly to clean up. Loss of use of the building for an extended period of time also is inevitable during clean-up and repair. To prevent it:

• Floor drains, drain tile, downspouts and sump pumps should never be connected to the sewer line
. This could cause sewage to back up into the building.
• If your sewer system doesn’t have a cleanout, have one installed. This allow access to clear any blockages in the line.
• Make sure a sump pump with a battery backup is installed.
• Make sure a backflow prevention device is installed. This prevents raw sewage from an overloaded main sewer line from backing into the building’s drainage system. Use a qualified plumber.
• To protect valuable interior contents, keep items off the floor, and especially out of a basement. Consider flooring that isn’t susceptible to water damage, such as ceramic tile.

Roof Conditions

Deteriorated roofing can lead to water entering the building and causing damage to the roof structure, insulation, walls and ceilings. To prevent it, have your church’s roof inspected on an annual basis for loose or missing shingles, insufficient caulking around vents, chimneys and skylights.

Also, if you find evidence of past water damage — rotten wood, damaged walls, stained ceilings, etc. — these signal that the roof is leaking. Deteriorated undersides of roof overhangs, trim and flashing also can allow water to enter the building. Annual maintenance by a qualified, licensed roofing contractor is necessary.

Formation of Ice Dams

In cold regions, the formation of ice dams can occur due to inadequate insulation and ventilation in the attic. The attic air temperature will warm and melt the snow/ice on the roof, which will accumulate at the roof edge, eaves and/or valleys, where it will re-freeze. The additional melting of snow will become trapped in these areas with nowhere to drain, and the melted water will back up and seep under the roofing material, causing damage to walls, ceiling, insulation and other areas. To prevent ice dams from forming:

• Make sure there’s adequate insulation and ventilation in the attic to keep it cool.
Indications of inadequate ventilation include rust spots, rusty nails and an odor of mildew.
• Consider installing soffit vents to increase ventilation.
• Seal any openings in the attic — heat ducts, light fixtures, vent pipes, etc.
• >Make sure gutters, eaves and downspouts are kept clean.

Automatic Fire Sprinkler Systems

A wet pipe sprinkler system is the most common type of system installed. The sprinkler lines are always charged with water. In contrast, a dry pipe sprinkler system is charged with air or nitrogen gas, and is typically installed where exposure to freezing of pipes is present, such as in concealed spaces — attics, for example. To prevent freezing of the automatic sprinkler system:

• If the system is exposed to temperatures below 40 degrees, heat should be provided to prevent the system from freezing.
The use of temporary heating units, such as space heaters, isn’t recommended.
• The air temperature should be monitored at all times by placing thermometers in the coldest areas of the buildings. These should be checked frequently.
• Adding anti-freeze solution to the system can be done as long as the proper ratio of water to anti-freeze is maintained. Your sprinkler service contractor should be contacted for specifics on this.
• If a dry pipe system is installed, make sure the dry pipe valve control room is provided with heat.

Additional measures include:

• Don’t have material from sprinkler piping.
This adds unnecessary stress and weight on the piping, which could lead to pipe failure and possible water damage.
• If sprinkler heads are in an area where they could be physically damaged — such as gymnasiums and storage areas — protect them with a metal guard.
• Complete maintenance of the automatic sprinkler system on a regular basis. Assign it to a certified sprinkler contractor.

Make Sure Your Property is Properly Maintained

Church leaders are encouraged to take a proactive approach and have an annual inspection completed by a licensed contractor. Ensuring your property is properly maintained, so as to not cause a possible disruption to your ministry, should be a top priority.

As senior church risk manager at GuideOne Insurance, Eric Spacek is responsible for the research, development, recommendation and implementation of GuideOne’s strategic risk management programs. Before joining GuideOne, he served as minister of operations for a 2,200-memeber Methodist church in Raleigh, N.C. Contact him by calling 877.448.4331 ext. 5118 or by e-mail at espacek@guideone.com. More information is available at www.guideone.com.