2007 Issue 6

Winterization Procedures
By Wayne Provost

Spending a few hours time planning and performing winterization can save thousands of dollars in repair costs and countless hours of frustration. There are some basic precautions that should be taken depending on whether the property will be occupied or vacant during the cold weather.

There are common tasks that need to be attended to on all buildings. Maintenance departments should thoroughly inspect the exterior of buildings before the temperature drops. Roof systems should be intact with shingles securely fastened. Flashings need to be inspected to insure no water will enter the structure. Gutters need to be free of debris, properly fastened and sloped for drainage. This is also the time to look for areas where birds have nested for the spring and summer.

Snow loads must also be considered in the winterization program. Roofs are often designed to meet the minimum snow load requirements. These minimums can easily be exceeded during heavy snowfalls. Areas that allow drifting such as where roofs meet sidewalls, or roofs with parapet walls should be carefully watched. Excess snow should be removed when conditions threaten to exceed load limits.

When the cold sets in it is too late to check on heating systems. Heat pumps, boilers and furnaces should be cleaned, and inspected by September. Steps that winterized a building years ago may no longer be sufficient for today. Remolding, new construction or changes to the heating system itself may require changes in the methods used to protect the system from freezing.  Wet and dry fire suppression systems must also be considered. Systems that freeze not only fail to suppress fires when needed but also are a common source of water damage when pipes or sprinkler heads burst.

An area often overlooked is winterizing air conditioning units. Experts suggest that covering the condenser is not a good idea. A recent online article from Buyer’s Inspection Service points out that the manufacturers design the units knowing they will be exposed to the elements. Covering the units restricts airflow that allows moisture buildup accelerating rusting. It may be acceptable to cover the top with plastic or plywood but be sure to leave the sides open. They caution to remember to remove the unit covering before starting the unit in the spring.

For spaces that will be vacant during the winter, additional steps must be taken. First you should turn off the power to the heating unit. For electric or oil fired systems turn off the power switch. For gas fueled systems close the gas valve.

Next close the valve for the main water supply. This valve is frequently located in the basement or laundry room. After the water supply has been closed open the faucets in the kitchen, baths, laundry and outside faucets. Be sure to open bathtub faucets as well. The purpose of opening the faucets is to drain all the water from the system.

The next step is to drain the hot water heater. Do this by connecting a hose to the drain at the bottom of the heater and allow the water to run into the floor drain or outside the building. You may need to use buckets to a nearby laundry sink if the hose won’t work in your situation. Once completely drained, close the drain valve.

Personal experience requires a cautionary note for draining electric hot water heaters. You must turn the power off before you drain the water and in the spring fill the heater before you turn the power back on. Failure to follow these steps can result in burning out the heating coils in a dry unit! 

When the system is drained it needs to be protected. Wrap exposed pipes with insulation, traps in toilets and sinks should have anti freeze added. Use the type recommended for mobile homes not automobile radiators. When preparing the toilet, flush the water out of the tank and sponge out the remaining water at the bottom to avoid ice cracking the china. Be sure to leave some water/anti freeze in the traps to act as a seal preventing sewer gas from entering the residence.

To dewinterize, fill the electric hot water heater before energizing, close all faucets and open the main water valve. Stand by one faucet with the hot and cold faucets open. When the water flows from the cold faucet turn it off. When the water flows from the hot faucet this tells you the hot water heater is filled. Open each faucet until all the air is purged. Flush the non-toxic anti-freeze from the traps.

Hot water heating systems with hot water baseboard heat must be drained for winterization in vacant buildings. Turn off the water supply and power. If you have a gas system turn off the pilot. Open the drain on the bottom of the boiler and drain the expansion tank by connecting a hose. After the tank is drained open the radiator or baseboard air vents on the top floor and, as the water level drops, open the vents on lower floors.

When ready to turn the system on again, close all vents, boiler drains and expansion tank drains. Turn the water supply on and begin venting the radiators starting on the lowest floor and working your way up to the top floors. Turn the power on and the system is ready to go.

The most important step may be pre-planning. Have a checklist ready to prevent missing a critical step in the process. Have contingency plans ready for the unexpected. Decide who will be the point of contact for problems, have plumbers, electricians and restoration contractor emergency numbers on hand for burst pipes, roof failures or other problems. Just as you will save time and expense by winterizing properly you will be way ahead of the game by being prepared in advance for any emergency.

Wayne Provost is Executive Vice President of J.P. Maguire Associates headquartered in Waterbury, CT.  Wayne has earned the designation of Certified Restorer from the Association of Specialists in Cleaning and Restoration and Certified Microbial Remediation Supervisor from the American Indoor Air Quality Council.  Wayne is certified by the State of Connecticut as an instructor for continuing education for courses on water and fire related damages.  Wayne is currently a member of the CAI-CT Board of Directors.