The winter season brings brisk air and freezing temperatures. Freezing temperatures can expose commercial buildings to burst pipes, water damage, fire protection system issues, and operational disruptions. The risk can be especially significant when buildings are lightly staffed or unoccupied overnight, on weekends, or during holiday shutdowns.
Businesses can reduce the risk of frozen pipes by identifying vulnerable piping before cold weather arrives, maintaining heat in exposed areas, properly insulating or heat tracing applicable piping, monitoring building temperatures, using leak detection and automatic shutoff technology when appropriate, and preparing employees to respond quickly if a leak occurs.
Winter preparation should be part of a broader property-loss prevention and business continuity plan, especially for facilities that are unoccupied during nights, weekends, holidays, or extended shutdowns.
Winter property risk checklist
- Inspect vulnerable areas for pipes exposed to cold air.
- Verify heating systems are operating properly.
- Inspect insulation and approved heat-tracing systems.
- Install or test low-temperature alarms and water leak sensors.
- Review fire protection systems with a qualified fire protection professional.
- Identify and document water shutoff valves.
- Confirm emergency vendors and escalation procedures.
- Make sure employees responsible for each shift know what to do during a water emergency.
Which areas of a building are vulnerable to freezing?
Start by identifying water-filled piping that could be exposed to freezing temperatures. Pay particular attention to:
- Exterior walls
- Attics and other unheated storage areas
- Warehouses and loading areas
- Garages and parking structures
- Mechanical and equipment rooms
- Areas near exterior doors, windows, louvers, or other openings
- Spaces with inconsistent or interrupted heat
Don’t assume a pipe is protected simply because it is indoors. Cold air entering through openings in the building envelope can expose otherwise protected piping to freezing temperatures.
For facilities that are closed or minimally staffed during periods of extreme cold, include those vulnerable locations in routine building inspections or remote monitoring.
How to Prevent Frozen Pipes in a Commercial Building
A strong winterization program combines physical prevention, early detection, monitoring, and emergency planning. Preparing before freezing weather arrives helps facilities teams identify vulnerabilities while there is still time to correct them.
Protect exposed piping and maintain heat
Before cold weather arrives:
- Verify building heating systems are operating properly.
- Repair gaps or openings that allow cold air to reach piping.
- Inspect pipe insulation and replace damaged or missing insulation.
- Drain seasonal piping that will not be used during winter, when appropriate for the system.
- Use approved heat tracing where appropriate, following manufacturer instructions and applicable system requirements.
Building-envelope issues can be easy to overlook. A pipe may be inside the building yet remain vulnerable if outside air reaches it through cracks, penetrations, or inadequately sealed spaces.
Fire protection piping also deserves particular attention. NFPA notes that water in wet-pipe sprinkler systems can freeze when exposed to freezing temperatures and identifies heat tracing as one accepted method of protecting vulnerable portions of a system.
Use temperature and water monitoring
Early warning can substantially improve a facility team’s ability to respond before a small problem becomes a widespread water loss.
Depending on your building and its systems, businesses may consider:
- Low-temperature alarms in areas containing vulnerable water piping.
- Water leak sensors near piping, mechanical equipment, and other potential sources of water loss.
- Water-flow monitoring that can identify unusual usage patterns.
- Automatic water shutoff systems that can stop or limit water flow after a suspected leak.
Make sure alerts are routed to someone who can respond after hours. Some insurance carriers also offer water detection or property loss-control resources, so ask your M3 team what may be available through your insurance program.
Don’t Overlook Fire Protection Systems
Fire sprinkler systems require additional attention because freeze damage can affect both property and fire protection.
Water-filled sprinkler piping that is exposed to freezing temperatures requires appropriate protection. NFPA identifies heat tracing as one accepted approach for applicable sections of wet-pipe systems and recommends inspecting heat tracing and pipe insulation to verify they are functioning and intact.
Dry-pipe systems require winter maintenance as well. Water from condensation or testing can accumulate at low points and should be properly drained before freezing conditions occur. NFPA also notes that control valves for dry-pipe, pre-action, and deluge systems may require heated enclosures because water remains in portions of those systems.
Before winter:
- Have vulnerable sprinkler components inspected by qualified personnel.
- Verify that heaters in fire pump and sprinkler equipment rooms are working.
- Drain appropriate system components and low points.
- Test low-temperature alarms where installed.
- Follow applicable NFPA standards, manufacturer requirements, and your fire protection contractor’s recommendations.
Have a qualified fire protection professional perform or approve changes to sprinkler systems rather than treating general freeze-prevention advice as system-specific instructions.
Prepare Your Team to Respond to a Water Loss
Prevention measures can reduce risk, but facilities teams should also be prepared to act quickly if a pipe freezes or bursts. Before an incident occurs:
Identify shutoff valves.
Document the location of main and secondary water-control valves and make sure designated employees can access them.
Assign responsibility.
Establish who receives alarms, assesses the situation, contacts leadership, and coordinates the response.
Prequalify vendors.
Maintain current contact information for plumbers, fire protection contractors, electricians, and water mitigation or restoration providers.
Keep the plan accessible.
Employees should be able to access emergency instructions and contact information even if normal systems are unavailable.
What to Do After a Pipe Bursts
If a frozen pipe results in a water loss, focus first on safety and preventing additional damage:
- Restrict access to areas where water, electricity, damaged materials, or other conditions create a hazard.
- Stop the source of water when it is safe and appropriate to do so.
- Address potential electrical hazards before entering affected areas.
- Contact the appropriate plumbing, fire protection, restoration, or other emergency contractors.
- Photograph and document damaged areas and property when safe.
- Begin water extraction and drying promptly.
- Notify M3 and appropriate insurance contacts according to your organization’s procedures.
- Inspect for remaining moisture and follow up on potential mold or other secondary damage.
Related resource: Download M3’s Water Intrusion Incident Response Checklist.
Frozen-pipe prevention works best as part of a broader property-loss and emergency-response program. Review your plan before each winter and after significant changes to your facilities, operations, occupancy, or responsible personnel.
M3’s risk management team can help identify property exposures, review emergency response procedures, and explore loss-control resources. Connect with your M3 team to request a property risk review.
Frequently Asked Questions About Frozen Pipes in Commercial Buildings
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