Preparing buildings for the winter
By Eric Spacek
Though the coldest months haven’t yet arrived in many states, it’s important to prepare facilities for winter weather. When park leaders hear other organizations complaining about frozen pipes and expensive repairs this winter, they’ll be glad they were proactive.
The following are winterization strategies that parks, recreation, and camp facilities should employ to keep buildings in good repair.
Inspect And Maintain Buildings
Before temperatures turn cold, leaders must walk through sites and buildings to conduct pre-winter inspections:
- Remove debris.
- Identify areas that should be weatherproofed or insulated.
- Ensure the site has adequate drainage to minimize surface water and prevent ice from forming.
- Seal cracks or holes in the foundation, walls, and utility openings.
- Consider adopting a natural and turf-field management program, which can produce a more level surface during higher-use months.
Prepare Plumbing And Irrigation Systems
Even if programs will use buildings regularly throughout the winter, it’s important to conduct a one-time shutdown and pipe drainage, including irrigation systems. This can protect systems from freezing and causing damage to pipes, sprinkler heads, and other components.
If facilities have fire-suppression systems, they either need to remain at 55 degrees Fahrenheit or higher, or the fire sprinkler-protection contractor should be contacted to determine the specific anti-freeze product that will protect the system from frozen lines.
Winterize Heating, Ventilation, And Air Conditioning (HVAC)
Get ahead of the cold and have the furnace or heating systems professionally inspected and serviced. Also, replace filters, clean vents, and ensure buildings still have proper ventilation for the long season ahead.
Areas with plumbing should be adequately heated to avoid freezing if water pipes are not drained. If temperatures become too cold, leaders will need to add insulation.
Additionally, make sure exterior venting and HVAC openings are protected and have sufficient ground clearance so snow will not block them. This will also prevent mold and condensation.
The air conditioning unit must be prepared for the cold as well. Take the following steps to winterize the unit:
- Turn it off: Prior to any maintenance on the air conditioner, it must be turned off! Depending on the type of unit, this can be done by flipping the associated breaker, using the switch located next to an outdoor unit, or simply unplugging it.
- Wash it: Clear the unit of any sticks, leaves, or other debris that might make a nice winter home for small critters. After that, use soapy water and a cloth to wash the outside of the unit, clearing off any dust and dirt that may have accumulated. Complete the cleaning by drying the unit.
- Cover it: Once the unit is dry, utilize a manufacturer’s cover, tarp, or other means to cover the unit. If the whole unit can’t be covered, try covering the top grated area to prevent debris from falling into and damaging the unit.
- Cover the pipes: If this was not done when the unit was installed, take time to cover any exposed pipes leading from the unit to the building. This can be done cheaply and easily by purchasing and installing foam pipe coverings. Insulating the pipes helps prevent freezing and breaking.
Clean The Roof And Gutters
The best way to prevent ice dams and water damage to the roof is by thoroughly cleaning the gutters and downspouts at the beginning of the season. Use this opportunity to check for any roof leaks and damage before the snow arrives.
Winterize Specific Areas
As leaders go through winterization checklists, it’s imperative not to stop at the roofs and pipes—also pay attention to other important areas:
- Commercial kitchens: Drain all dishwashers and sinks, even if the units will be used throughout the winter. Also, clean grease traps and disposals—dirt and grime can accumulate during the winter and create a much bigger problem.
- Outdoor equipment and furniture: Any equipment or furniture left unprotected during winter is bound to look much different when spring arrives. Cover anything that may deteriorate, and remove and store docks and watercraft. Also, secure playground equipment to prevent damage.
- Pathways and parking lots: Patch any cracks or potholes in pathways and parking lots so there is less area for water to pool and freeze. Stock deicing materials and supplies in strategic areas for quick and easy access. If people will be entering these facilities regularly, it can be helpful to store sand containers by each exterior door. Consider installing signs and barriers in areas that have historically posed a higher risk of slips, trips, and falls. Electric warming mats can also be used to melt snow and ice in high-traffic areas.
Use Tools That Can Help With Winterization
The following tools can aid the winterization process. Keep in mind that an ounce of prevention is worth a pound of cure. While potentially expensive upfront, certain preventive items can save thousands of dollars in insurance deductibles and increased premiums.
- Insulation and weatherproofing: Insulation is readily available at local hardware stores and can prevent problems associated with freezing temperatures. Insulate exposed pipes, drain outdoor faucets, and shut off external water sources. Also consider applying weatherproofing sealants to doors and windows.
- Automated systems and remote monitoring: Put technology to work in favor of the facility. By investing in smart thermostats and remote monitoring systems, staff can change the temperature inside buildings from anywhere, and stay informed about leaks or temperature fluctuations through mobile devices. Some insurers, such as Church Mutual, provide temperature- and water-sensor alert systems at no additional charge for eligible customers.
- Emergency preparedness materials: These include supplies of deicing materials, shovels, and emergency kits. While stocking up on these supplies, remember to also update the winter-emergency plan and train staff members on emergency procedures and equipment.
By starting winterization efforts early and following a comprehensive plan, leaders can ensure parks, rec, and camp facilities are well-protected and ready to face the challenges of winter. And departments are much less likely to experience significant damage to buildings or disruptions to operations.
Eric A. Spacek, J.D., ARM is Assistant Vice President — Risk Control at Church Mutual Insurance Company, S.I. He has more than 15 years of insurance risk control experience. He earned a bachelor’s degree in English from Eastern University and his juris doctor degree from American University. He has also received the Cambridge Certificate in Risk Management for Churches and Schools.