“How can a dry pipe system freeze?”
Many times property owners who have installed systems that are filled with pressurized air or nitrogen are surprised to hear that they are at risk of having a frozen pipe system during the winter months! They think that because their system doesn’t constantly have water running through it, there is no way for a buildup of water to occur.
Unfortunately, this is not the case and this faulty line of thinking has lead to many headaches as a result of burst pipes causing massive property damage. So what is the cause of frozen pipes and how can property managers protect themselves against this event?
Every burst pipe situation is traced back to a buildup of water in the system. In dry pipes this occurs because of condensation due to temperature changes when warm air meets cold air and causes the small droplets of water to condense into liquid in the pipes. Over time this buildup can become large enough to have an adverse effect on the system when the liquid freezes.
Another source of water buildup is when a 3rd year full flow test is conducted. Normally, the entire system is filled with water and then drained. If there is any inadequately pitched piping then this could create the problem of trapped water.
The trapped water then introduces excess moisture to the system, which exacerbates the problem. Most licensed contractors understand the importance of routinely checking the drum drips after a 3rd year trip test, however, if you are not currently using a contractor or one that is not performing required maintenance, you may not catch the water buildup until it is too late.
In order to prevent this water buildup, some facilities have gone so far as to install dryers on their systems, or have installed nitrogen generators in lieu of normal air compressors. As nice as these systems are, often many property managers are unable to afford the high ticket price that comes with the many features that they offer.
Instead, property managers and their teams try and keep an eye on their systems by themselves. Manifestations of impending problems can be found by keeping an eye out for areas where you can feel a wind draft, checking for corroded piping, and excessive buildup in low point drains.
The tough part of this subject is that freezing pipes can happen to any piping system.
Although, some are at more risk than others. The most common properties that we see freeze-up are usually apartment complexes that have a large amount of property to manage with a small team. We also see increased risk at warehouse-type buildings where doors are constantly being opened and closed, and the low point drains are subject to not being properly maintained by the owners.
Some property managers ask if there is a particular type of pipe that could protect them from freezing. In the industry you’ll find that regardless of a system is comprised of PVC or steel piping, they are both just as likely to freeze when there is a large amount of water present in the system. There is not a type of pipe that is more preferable when it comes to protecting against freezing.
Most systems will also include certain areas that are more prone to freezing.
Any place where your system has low point drains should be routinely checked for water building. Exterior walls which are not insulated are more exposed to temperature fluctuations and are some of the first pipes to freeze when temperatures dip. Attic spaces where insulation is not present are also at high risk if there is not a means of heating present to protect the piping.
This is also true for any areas that have heating present but it is not turned on during freezing temperatures.
Although freezing pipes are a common occurrence, there are steps you can take to minimize your risk.
Hiring a competent contractor that can identify issues during an annual inspection is paramount to making sure that your system is well taken care of. A reputable contractor should provide annual inspections and surveys of existing properties to identify problematic areas.
The best way to prevent freezing pipes is to be proactive with your maintenance!