WATER DAMAGE - SEVERITYfirstservicefinancial.com/wp-content/uploads/2017/... · REFRIGERATOR –...
Transcript of WATER DAMAGE - SEVERITYfirstservicefinancial.com/wp-content/uploads/2017/... · REFRIGERATOR –...
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WATER DAMAGE -
SEVERITY
September 7, 2017
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SEVERITY / IMPACT
The amount (usually in $) of the losses resulting from the event.
The amount of damage that is (or that may be) inflicted by a loss or
catastrophe – usually depicted in tangible terms in economic terms, but
includes property damage and bodily injury/life loss. Sometimes
quantified as a severity rate, which is a ratio relating the amount of loss
to values exposed to loss during a specified period.
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RISK TREATMENT
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Water damage can create some of the
most severe claims in community living
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BACKGROUND INFORMATION
2015-16 data collected from BC and Alberta markets
350 Paid Losses
Water losses in general have risen compared to fire losses
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LOSS TYPE- CATEGORY SEVERITY
APPLIANCES $1,537,865
BURST PIPE $5,164,615
DECK $99,723
HOSE BIB $56,027
ROOF $89,212
SEWER BACKUP $972,504
SPRINKLER $1,921,046
WATER DAMAGE $1,010,952
WATER OVERFLOW $1,408,424
GRAND TOTAL $12,260,369
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APPLIANCES
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APPLIANCES
Dishwasher - $209,901
Hot Water Tank - $121,553
Sink - $17,500
Refrigerator - $253,915
Toilets - $391,261
Washing Machines - $453,295
Water Filter - $23,419
Excludes: Overflow
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APPLIANCE RESULTS
APPLIANCE SEVERITY LOSS DESCRIPTION
Refrigerator Supply Line
$127,674*
Water supply line to refrigerator in unit 1503 failed; resultant
damage to units below
Toilet Supply Line
$67,500*
Toilet supply line leak in 706 causing damage to same and 705
Sink Pipe Burst
$67,021*
Burst pipe under kitchen sink in 2302 also affected other units
next door and below
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REFRIGERATOR – CAUSES OF DAMAGE
AND RISK MANAGEMENT
Connection and Supply Lines
• Moving the fridge (cleaning/dropped items):
i) loosens connection lines / pops supply lines off
ii) crimps supply lines which causes pinhole leaks
DO
• Change Hose every 4 Years
• Use local leak detection
• Know where the fridge shut-off valve is
(usually under the sink)
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REFRIGERATOR – CAUSES OF DAMAGE
AND RISK MANAGEMENT
Ice Maker Leaks
Clogged lines can cause water to not reach the ice water
Water may leak from the fill tube extension
Water valve may be leaking
Defrost water drain may be cracked or overflowing
Hot and Cold fluctuations at Gaskets
Check for water on the exterior of the refrigerator case
Turn off the icemaker and water supply to icemaker
(usually found under the sink)
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REFRIGERATOR – CAUSES OF DAMAGE AND RISK
MANAGEMENT
Drain Clog
Drain lines / blocked defrost drain become blocked with
bits of food, which can lead to ice buildup, prevents them
from draining water effectively
Clean drain lines regularly with chlorine bleach
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REFRIGERATOR – RISK MANAGEMENT OTHER
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TOILET – CUASES OF DAMAGE AND
RISK MANAGEMENT
Toilet Supply Line – Toilet Fill Valve Nut Loose • Sand and sediment particles, wears down rubber gaskets
of supply line and fill valve and prevent “flat” sitting • What you’ll see – small puddle on the floor
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TOILET – CUASES OF DAMAGE AND
RISK MANAGEMENT
Toilet Supply Line – Steel braided
• Weak spots come can cause wear and tear over time
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TOILET – CONSIDER:
Knowing how to shut off your toilet valve Recognize signs of a potential leak: • sounds of running water • the need to “jiggle” the handle to
complete a flush • trickling water on inside of bowl • hissing noise Purchase a leak detection system Perform a leak test using a toilet tablet or food colouring Maintain adequate limits of personal insurance including water damage and sewer back-up
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Water must sit below overflow pipe
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Sand and Sediment
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Valve Plastic end can get stripped, allowing it not to close the packing nut Switch plastic piece to metal (beware of metal-looking plastic piece)
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Water Shut-Off Valve
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Water Shut-Off Valve
Important: • Know what it looks like • Know what tools you need
to turn the valve to a “closed” position
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Toilet Fill Valve – Side View
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Toilet Fill Valve – Top-Down
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Toilet Fill Valve – Top Down, cap off
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Supply Lines, Rubber Gasket
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Toilet Fill Valve, Professional Grade
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SINK LINE– RISK MANAGEMENT
Looks like: Water gushing from under the sink, very quickly Basket strainer broken / puncture What may have happened: Water can force a supply line loose Water pressure skyrocket in one particular area Under Do: Turn off water to unit / sink Main valve for supply line replacement Call a professional
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SINK VALVE
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SPRINKLERS
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SPRINKLER RESULTS
CAUSE SEVERITY LOSS DESCRIPTION
Sprinkler Head- Activated
$290,000*
Sprinkler head triggered in unit 1702; water damage to several units and
common areas
Sprinkler Pipe Burst
$257,500
Unit 516 had sprinkler pipe burst causing damage to same and below
Sprinkler Head- Activated
$200,000
Resident in unit 607 hung laundry from a sprinkler head; water damage
to several units and common property, including elevators.
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SPRINKLERS – CAUSES OF DAMAGE
• Accidental activation – towels, tennis balls,
weights/skipping rope in a fitness room, outside grill
used indoors, hanging clothing (wedding dresses) and
misc. items (costumes, decorations, TVs, candle
holders), move-ins/move-outs, hidden sprinkler heads
• Burst pipe – frozen, puncture
• Fire
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SPRINKLERS – RISK MANAGEMENT
Turn off water supply – only if pre-negotiated –
CAN VOID BUILDING INSURANCE
Note – councils/boards/building caretakers only
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SPRINKLERS – RISK MANAGEMENT
Prevent manual hit activation with sprinkler cages
(focus in common hallways, gyms, inside small closets)
Spring-mounted/Screw-in
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SPRINKLERS – RISK MANAGEMENT
Prevent fire (fire extinguishers, smoking by-laws, sprinkler
system extended to balconies of wood-frame buildings
where BBQs are allowed, HAVEN fire suppression)
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SPRINKLERS – RISK MANAGEMENT
Temporarily plug a sprinkler line
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BURST PIPE
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BURST PIPE RESULTS
CAUSE SEVERITY LOSS DESCRIPTION
Accidental
Burst
$687,313
Hot water pipe burst in a wall of unit 1204; water damage to this units, others below and common property. Water also
shorted fire alarm system.
Accidental
Burst
$669,288
15th floor hot water line burst, causing damage to common hallway and units
below
Accidental
Burst
$644,443
Water damage resulting from failed hot
water pump on 14th floor common hallway
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WHY DO PIPES BURST?
Pinhole Leaks
Supply lines to toilets/other appliances
Punctures (owner and third party/ screws and nails)
Drain Pipe Separation
Irrigation
Freezing
Other – Sewer Back-Up
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BURST PIPE RISK MANAGEMENT –
BEFORE A CLAIM
• By-Law requiring renovations completed by a
licensed professional with valid insurance
• Approved by the council/board
• Construction or other permits provided
• Resident: know where your water shut-off valve
is prior to any work
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BURST PIPE RISK MANAGEMENT –
BEFORE A CLAIM / INCIDENT
• Occupier provides evidence of valid insurance with deductibles
that match building/community deductibles – encourage Business
Interruption and Additional Living Expenses
• Fine violators of the by-law
• By-Laws and Charge-Backs to unit owner when claim is under
deductible (where allowable by law)
• Supply lines
• Water Lines / Schematics
• DIY / TVB installers – drill a hole, check for pipe (can be .5” – 1.5”
from wall)
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BURST PIPE RISK MANAGEMENT –
BEFORE A CLAIM / WATER INCIDENT
Implement a plan – re-plumbing (with or without water
leak detection system), winterization, water treatment.
Things to consider: Where to put displaced unit owners /
residents, managing permits, managing restoration
timeline, pre-approved emergency services, working
relationship with preferred vendor, etc.
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BURST PIPE RISK MANAGEMENT – AFTER A CLAIM /
WATER INCIDENT
• Resident – shut off water to unit
• Notify neighbours and building manager asap
• Fine violators of the by-law
• By-Laws and Charge-Backs to unit owner when claim is under
deductible
• Report incident to board to notify owners/residents
• Catastrophic losses in NY, PA, NJ:
FS Project Management - http://www.fsprojectmanagement.com
Negotiate costs with engineers and contractors, file permits, manage communications
between board and interested parties including attorneys and other professionals
Pros – keeps projects on schedule and within budget, takes work off Manager’s plate
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PINHOLE LEAK – WHAT IS IT?
• Pitting corrosion on copper
water plumbing
• Cu+ plumbing can last up to
50 years in hard water
municipalities
• In areas of soft water, Cu+
plumbing can shows signs of
corrosion and leaking in as
early as 10 years
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PINHOLE LEAK – REMEDIES
• Putty the leak / replace
sections of pipe
• Water Treatment
Systems*
• Eventually re-plumb–
frequent losses and
deductible pay-outs can
equal the cost of a total
re-plumb in a few short
years
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FROZEN PIPES
• Protect your exposed pipes in attics,
crawl spaces and garages – if you can
see the pipe, it needs to be wrapped with
insulation foam
• Winterize irrigation systems – turn off the
water supply, shut down the sprinkler
timer, drain down the system
Winterize outdoor faucets
I) Remove hoses, splitters or connections
from the spigot (even if you have a
freeze proof hose bib)
I) Check all hose bibs, yard hydrants and
other fixtures for leaks and drips –
replace or repair any fixture which
leaks or drips
II) Turn off the water supply to the hose
bib if it is not freeze proof
III) Install a hose bib cover on each
outdoor fixture (add extra insulation to
hose bibs that cannot be drained)
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Water Treatment -Ca+
in areas of soft water
The impeller had been coated with calcium. It should be shiny, raw metal, silver in colour, after 3 months with a water treatment system
3 year Ca+ Buildup in Water Line
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QUESTIONS?