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Memo #1071 Winterization: Using Air Pressure to Drain Water Lines
To: All SPI Contractors
From: Robert Klein
Memo 1071 Winterization: Using Air Pressure to Drain Water Lines
As all of you are probably aware, there has been a significant increase in the number of claims of freeze damage resulting from improper winterizations. This has resulted in losses of thousands of dollars in repairs that Safeguard and its contractors have been obliged to complete at no charge to our clients. These are costs that Safeguard Properties does not want to continue to incur . In every case we have reviewed, if a proper winterization had been completed and thoroughly documented,
Safeguard Properties and its contractors would have not had to incur these losses.
In the course of any winterization season, there will be numerous cases where properties are found to have pre-existing damaged plumbing systems. Unfortunately, if the damage is not reported and documented with photographs at the time of the initial secure , our clients and HUD will hold Safeguard responsible for the damage. Safeguard is therefore adopting the following as its policy in order to alleviate problems resulting from situations like that described above.
When performing a radiant winterization, it is imperative that you pressure-test the system after blowing the lines. This can be accomplished by using an air compressor to fill the system to 35 pounds and checking for leakage. According to HUD guidelines, the system must hold air pressure without leakage for a minimum of one-half hour. A photo showing completion of a pressure test will be required. Samples can be found in the photo section of the Procedures Manual (http://www.safeguardproperties.com/vendors/manual/manual2.pdf)
When performing all other winterizations, it is essential and required by the guidelines that air pressure be used to blow the water from the lines . We cannot assume that all water has been eliminated from the system by draining the lines. Blowing the lines will support that all measures have been taken to complete the winterization and protect the property. This can be achieved by hooking up an air line and forcing air through the system to clear the water lines. A photo showing the hooked-up air line being used to blow air into the lines is required to demonstrate that the work was done.
It is imperative and required that you conduct a visual inspection of the home's plumbing system to check for damages. All lines that are visible must be checked for signs of damage or water leaks. If the property has a radiant or wet/steam heat system, this visual inspection must include checking the baseboard heating elements and the radiators for visible damages. If there is damage, it must be photographed and reported on your update with an eyeball cost to repair.
Failure to follow these instructions could lead to freeze damage, water damage, and/or mold and mildew damages from water and moisture infiltration problems. If proper procedures are followed, and any damages are documented with photographs and reported timely , there should be no reason that freeze damage would go undetected at the time of the initial securing and winterization.
Safeguard's goal with these required procedures is to protect its contractors and itself from disputes about whether a damage condition was pre-existing or whether any damages constitute mortgage neglect, and from any claim that items that should have been addressed to prevent further damage were not properly reported and bid. Please pay special attention to the importance and emphasis we place on providing photographic documentation. If we do not have photos of work being completed and photos documenting any damages discovered at the initial secure, we have no way to dispute claims that we are responsible for damage.
We thank you for your continued cooperation with our efforts to provide our clients and HUD with the finest and most competitive field services in the industry.
If you have further questions regarding the requirements outlined above, please contact your Regional Coordinator.
Thank you for your cooperation.
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