When considering property risks, fire is usually the first that comes to mind due to its common occurrence and potentially large consequences. However, from a frequency perspective, water/liquid leakage losses are more frequent with many potential sources for liquid leakage, such as:
- Leaky roofs and windows
- Toilets and other domestic water sources
- Fire sprinkler heads and piping
- Process water piping and equipment
- Water Heaters
- HVAC – Cooling and heating piping and radiators
- Drains and drain lines
- Boiler & Machinery
- Sewer and Sewage Backup
- Water Tanks
- Water Mains
- Flooding (e.g., bodies of water or surface water from rain, snow melt, etc.)
Water/liquid damage susceptibility can vary widely depending on the occupancy of a facility. At facilities with severe exposures (E.g., hospitals with critical areas including emergency rooms, operating rooms, surgical suites, imaging/diagnostic areas, pharmacy, implant, consignment and other high valued storage areas, etc.), a liquid/water damage vulnerability assessment should be completed.
The following table, which can be customized and used as a checklist, provides information about the location, construction, protection, and maintenance of water/liquid damage risks and the associated mitigation solutions.
Water/Liquid Damage Prevention/Control Checklist
| # | Checklist Location, Construction, Protection & Maintenance | Details (As Needed) | Checklist Assessment Comments |
| LOCATION | |||
| 1 | Avoid placing important occupancies and equipment below grade or in basements. | · If applicable, assess the vulnerability of equipment, processes, or infrastructure located below grade (basements, sub-basements). · Move key processes and equipment to above-grade locations. | |
| 2 | Locate electrical equipment and emergency power equipment | Outside areas susceptible to liquid damage | |
| 3 | Basement storage | Raise stock above the anticipated water level. | |
| 4 | Geographic areas subject to freezing temperatures | · Inspect the building envelope (door and window seals, broken windows, open louvers, cold air intakes) to identify cold weather vulnerabilities. · Temperature monitoring of spaces subject to freezing temperatures which contain water or liquid lines If it falls 40oF (4oC), alarm the constantly attended location. · Adequate heat and weather sealing | |
| 5 | Earthquake protection | Provide bracing for chilled water, liquid, and sprinkler system piping | |
| CONSTRUCTION | |||
| 6 | Site Layout | · Identify exterior drainage, water diversion, and flood control systems (downspouts, scuppers, storm drains, culverts, levees). · Direct rainwater, roof drainage, and stormwater drainage away from buildings. Inadequate or improperly designed drainage systems can cause water buildup and leaks. | |
| 7 | Use FM Approved roofing systems. | · Designed for local wind speeds and hail exposure. · Water and liquid leakage can occur if the roof is damaged or improperly installed. · Wind uplift tests for newly adhered roofing systems | |
| 8 | Seal perimeter walls and ceiling. | Will prevent water/liquid leakage from spreading to multiple floors | |
| 9 | Roof drains | · Size for maximum rainfall intensity · Locate roof drain piping around important rooms | |
| 10 | Seals or weather stripping on exterior doors and windows | Prevent water from entering the building | |
| 11 | Backflow prevention | · The potential for backflow flooding into buildings exists via sewer lines where urban street flooding occurs, and street runoff is routed to combined sanitary sewers. · Install automatic backflow or backwater valves to reduce the risk of backup in combined storm water/sewer systems. | |
| 12 | Chilled Water Lines | · Use welded, brazed, or soldered piping · Shutoff valves are well-marked and accessible · No connections between dissimilar metals · Locate around important rooms | |
| 13 | Steam lines | Locate around important rooms (e.g., high-value equipment, electrical switchgear, elevator equipment, chillers, key production equipment, sensitive records, and IT equipment) | |
| 14 | Air test new sprinkler system piping before hydrostatic testing. | Will find leaks before filling the system with water | |
| 15 | Label all water and liquid piping. | Indicate the direction of water flow for chilled water services. | |
| PROTECTION | |||
| 16 | Leak Detection & Alarm | · Data Centers and high-value equipment areas. · Monitoring alarms at a constantly attended location | |
| 17 | Sump Pumps | · Power supply provided with emergency power · Redundant pumps to eliminate the single point of failure · High water-level alarms monitored at a constantly attended location | |
| 18 | Emergency Power | Power for active and passive water and freeze detection devices and other key equipment | |
| 19 | Liquid Damage Control Cart | Emergency pipe repair supplies, etc. | |
| 20 | Secondary containment of domestic and chilled water lines | · When directly above high-value equipment · Drain to a safe location and provide leak detection with monitoring at the draining point. | |
| 21 | Braided stainless steel hoses and collection pans | Dishwashing and clothes washing machines | |
| 22 | Water heaters | Water collection pans that drain to a safe location | |
| 23 | Warning to avoid contact with sprinklers | Locations where occupants are not familiar with sprinklers | |
| 24 | Emergency Response Team (ERT) | · Safely respond to water/liquid damage incident · Properly trained in installing flood mitigation equipment (i.e., barriers, gates, etc. | |
| 25 | Emergency Response Plan | Water damage incident response procedures | |
| 26 | Contractors (e.g., construction, housekeeping/janitorial, and security) | Implement water damage incident response procedures before the start of work | |
| MAINTENANCE (Operational) | |||
| 27 | Roof inspections & after severe weather events | Conduct Quarterly. Regular inspections and maintenance can help detect and prevent roof damage or deterioration. | |
| 28 | Inspect HVAC condensate drains monthly. | Conduct Monthly | |
| 29 | Inspection of exterior seals of window frames, sliding doors, and HVAC units | Conduct Quarterly | |
| 30 | Inspect liquid damage control cart | Conduct Quarterly | |
| 31 | Test sump pumps | Conduct Quarterly | |
| 32 | Check water pumps for excessive vibration | Conduct Quarterly | |
| 33 | Test leak detection, flow alarms, and monitoring | Conduct Quarterly | |
| 34 | Winterize the facility. | Ahead of freezing temperatures | |
| 35 | If storm drains are present, visually inspect and clear inlets and catch basins | The frequency of inspection is site specific. | |
| 36 | Check the condition of water heaters | Conduct Quarterly | |
| 37 | Clean main sewer lines using a pressurized water system | Conduct quarterly if there is a history of clogged main sewer lines | |
| 38 | Inspect and exercise domestic and chilled water control valves to verify the good working order of the valves. | Conduct Annually | |
| 39 | Internal inspection of fire protection system piping to look for signs of corrosion or other problems | · Conduct every 5 years. · Pinhole leaks or similar problems have been identified, implement corrosion mitigation solutions. | |
| 40 | Dry sprinkler systems | Check low-point auxiliary drains |
As noted above, this checklist should be customized for the given occupancy/location. Some facilities (E.g., hospitals, cleanrooms, data centers, food manufacturing plants, etc.) may require more diligence and pre-planning than others. Periodic inspections are recommended by in-house personnel and outside consultants such as Risk Logic engineers. Contact Risk Logic today if you would like to schedule a property risk survey at your facility and have one our trained engineers perform a water/liquid damage vulnerability assessment.
REFERENCES:
- FM Global Property Loss Prevention Data Sheet 1-24, Protection Against Liquid Damage, July 2022 Edition
- Chubb Risk Engineering, Preventing Water Damage, January 2020
- Hanover Insurance Group, Water Damage: Developing an organizational plan for prevention and mitigation of water losses, May 2022
- CNA Risk Control, Water Damage: Prepare, Respond, Improve, 2021