How to Prepare Your Commercial Property for Frozen Pipes
Winter in Southern Minnesota can be tough on commercial buildings. While snow and freezing temperatures are expected, many business owners and property managers don’t think about frozen pipes until water is pouring through the ceiling.
Unfortunately, frozen pipes remain one of the most common causes of commercial water damage during the winter months. A single burst pipe can damage offices, retail spaces, equipment, inventory, flooring, drywall, and electrical systems. It can also force businesses to temporarily close while cleanup and repairs are completed.
The good news is that many frozen pipe emergencies are preventable.
With a little preparation before temperatures drop, commercial property owners can significantly reduce the risk of a costly water loss.
Why Commercial Buildings Are at Higher Risk
Commercial buildings often have characteristics that make frozen pipes more likely than in a typical home.
These may include:
- Larger plumbing systems
- Mechanical rooms
- A long pipe that runs through the exterior walls
- Vacant office suites
- Warehouses with limited heat
- Loading docks
- Drop ceilings
- Utility chases
- Weekend or holiday vacancies
When temperatures remain below freezing for extended periods, even a small area without adequate heat can become a problem.
Inspect Vulnerable Plumbing Areas
Begin by identifying the parts of your building that are most susceptible to freezing.
Common locations include:
- Exterior walls
- Mechanical rooms
- Attics
- Crawl spaces
- Loading docks
- Utility closets
- Unheated storage rooms
- Vacant tenant spaces
Look for exposed plumbing, poor insulation, or drafts that could allow pipes to freeze.
Seal Air Leaks
Cold air doesn’t need a large opening to create problems.
Inspect areas where pipes pass through:
- Exterior walls
- Utility penetrations
- Foundation walls
- Window frames
- Door frames
Use caulk or insulation to reduce cold air infiltration wherever practical.
Insulate Exposed Pipes
Pipes located in colder areas should be protected before winter begins.
Pipe insulation is relatively inexpensive and can help slow heat loss during extreme cold.
Pay special attention to:
- Copper supply lines
- Fire sprinkler piping
- Mechanical room plumbing
- Water lines in crawl spaces
Maintain Consistent Indoor Temperatures
One of the biggest mistakes property owners make is lowering the thermostat too much after business hours.
While reducing heating costs is understandable, allowing indoor temperatures to drop too low increases the risk of frozen plumbing.
Even during nights, weekends, or holidays, maintaining a safe indoor temperature helps protect your building.
Don’t Forget Vacant Spaces
Vacant offices and unused tenant suites often receive less attention during the winter.
Unfortunately, these are also some of the most common places where frozen pipes occur.
Schedule routine walkthroughs throughout the winter to ensure:
- Heat is operating properly
- Windows remain closed
- No plumbing leaks have developed
- Mechanical equipment is functioning normally
Early detection can prevent a small leak from becoming a major restoration project.
Service Your Heating System
Your heating system is your first defense against frozen pipes.
Before winter arrives:
- Replace air filters
- Service furnaces or boilers
- Test thermostats
- Verify building automation systems
- Check backup heating equipment
Unexpected heating failures during subzero temperatures can quickly lead to frozen plumbing.
Know Where Water Shut-Off Valves Are
If a pipe bursts, shutting off the water quickly can dramatically reduce damage.
Every maintenance team should know the location of:
- Main water shut-off valves
- Zone shut-offs
- Irrigation controls
- Fire sprinkler controls (where appropriate)
Having clearly labeled shut-off locations can save valuable time during an emergency.
Develop an Emergency Response Plan
Preparation isn’t only about preventing frozen pipes. It’s also about knowing exactly what to do if one occurs.
An Emergency Response Plan (ERP) should include:
- Emergency contact numbers
- Water shut-off procedures
- Building access information
- After-hours maintenance contacts
- Restoration contractor information
- Insurance carrier contact details
When everyone knows their role, response times improve and property damage is often reduced.
Recognize the Warning Signs
Frozen pipes don’t always burst immediately.
Watch for signs such as:
- Reduced water pressure
- Frost on exposed pipes
- Strange odors from drains
- Unusual sounds inside walls
- Cold spots around plumbing
Identifying a frozen pipe before it ruptures may allow maintenance personnel to safely address the problem before significant damage occurs.
What to Do If a Pipe Freezes
If you suspect a pipe has frozen:
- Turn off the water supply if necessary.
- Do not use an open flame to thaw pipes.
- Increase heat to the affected area if it can be done safely.
- Contact a licensed plumber if needed.
- If a pipe bursts, call a professional water damage restoration company immediately.
Fast action can significantly reduce the extent of water damage.
The Importance of a Rapid Response
Water can spread surprisingly fast through commercial buildings.
Within minutes, it can travel beneath flooring, into drywall, above ceilings, and throughout adjoining offices.
The sooner water extraction and drying begin, the greater the chance of minimizing damage and reducing business interruption.
Professional restoration teams use specialized moisture detection equipment, commercial drying systems, and dehumidification equipment to help return buildings to normal as quickly as possible.
Stay Ahead of Winter
Frozen pipes may be one of the most common winter property losses, but they’re also among the most preventable.
By inspecting vulnerable plumbing, maintaining your heating system, insulating exposed pipes, and preparing an emergency response plan, your business can significantly reduce the risk of expensive water damage this winter.
At Premiere Restoration, we’ve been helping commercial property owners throughout Southern Minnesota recover from water damage for more than 17 years. Whether you’re dealing with a burst pipe, flooding, a roof leak, or another emergency, our experienced team is available 24 hours a day, 7 days a week to respond when you need us most.
Preparing today can help protect your property, your employees, and your business all winter long.
Frequently Asked Questions
What temperature should a commercial building be kept at during winter?
While every building is different, most experts recommend maintaining indoor temperatures at 55°F or higher in occupied and unoccupied commercial buildings to help reduce the risk of frozen pipes.
Which commercial buildings are most at risk for frozen pipes?
Buildings with vacant spaces, warehouses, schools, churches, apartment complexes, medical facilities, and offices with plumbing located in exterior walls are among the most vulnerable.
Can pipe insulation prevent frozen pipes?
Pipe insulation helps slow heat loss and reduce the likelihood of freezing, but it should be used alongside proper heating and routine building maintenance.
What should I do if a commercial pipe bursts?
Shut off the water supply if it is safe to do so, protect occupants, and contact a professional restoration company as soon as possible to begin water extraction and drying.
