Over the coming winter, you should protect your commercial building by preparing your plumbing and water systems; as a Bergen County commercial plumber, follow these steps: insulate exposed pipes, test backflow preventers, schedule boiler maintenance, drain idle lines, and clear roof drains and sump pumps to prevent freezes, leaks, and costly downtime.
Key Takeaways:
- Schedule a pre-winter inspection with a licensed commercial plumber like RJP Plumbing & Heating to service boilers, furnaces, water heaters, sump pumps, and test valves and alarms.
- Insulate and protect plumbing: wrap exposed pipes, install heat tape/heat trace where needed, and drain/winterize outdoor hose bibs and irrigation lines to prevent freeze damage.
- Seal the building envelope and maintain roof drainage: caulk gaps, add attic insulation, clear gutters/downspouts, and winterize backflow preventers to reduce ice dams and water intrusion.
Understanding Winterization
Winterization covers targeted steps like sealing exterior penetrations, insulating exposed piping, servicing boilers and testing backup systems so your building withstands Bergen County lows near 20°F. You should prioritize pipe insulation (foam or heat tape), roof and gutter maintenance to prevent ice dams, and HVAC tune-ups; contractors report that buildings with scheduled winter service see 30–50% fewer emergency calls during subfreezing stretches.
Pro Tip: RJP Plumbing & Heating, based in Ramsey, NJ, is a trusted, fully licensed and insured plumbing and heating company serving Northern New Jersey and Rockland County NY. We offer a wide range of residential and commercial plumbing services such as, drain cleaning, water heater installations, boiler replacements, leak detection, plumbing fixture installation and repair, toilet repair and installation, and more!
Importance of Winterizing Your Building
You reduce freeze-related losses, lower energy use, and protect tenant operations: sealing gaps and upgrading insulation can cut heating demand 10–20%, while a single burst pipe often generates $3,000–$20,000 in repair and downtime costs. Focus on boiler combustion checks, exterior hose bib drains, and verifying roof insulation levels to preserve asset value and limit insurance claims.
Common Risks of Not Winterizing
You expose your property to frozen and burst pipes, ice dams, HVAC failures, mold from condensation, higher utility bills, and tenant disruption; many commercial plumbers see winter service calls double, and emergency repairs can force temporary closures and costly remediation.
You’ll face specific failure modes: frozen water expands and splits pipes at joints, causing floods that damage ceilings, wiring and inventory; mold can begin within 24–48 hours after water intrusion, with remediation often ranging $1,000–$10,000; ice dams develop from uneven attic temperatures and can ruin roof sheathing and insulation R-values; trapped condensate or frozen boiler components lead to shutdowns and emergency replacements that compound business interruption losses.
Plumbing System Preparation
Verify your building water pressure sits between 40–60 psi and exercise all isolation valves so you can shut sections off during an emergency. Test and tag backflow preventers, inspect boilers and set hot-water temps to 120°F or follow manufacturer winterize procedures, and run sump pumps with battery backup under load for at least 5 minutes. Schedule a licensed plumber for pressure testing and leak checks in multi-tenant buildings before sustained freezing weather.
Related: Top 5 Signs Your New Jersey Business Needs a Commercial Plumber
Insulating Pipes
Cover accessible cold-water and heating lines in unheated areas with closed-cell foam or fiberglass insulation of 1″ thickness for exterior or attic runs and 1/2″ for interior runs; wrap elbows and valves with molded sections. You can add UL-listed heat tape on long exterior runs and secure with foil tape, then seal seams with vapor-barrier tape. Proper insulation plus minimal heat or heat tape can prevent freezing down to about -10°F in many installations.
Draining Water Systems
Shut your main valve, open faucets at the highest and lowest points, and drain water heaters via a hose to a safe discharge; isolate and drain rooftop units and condensate pans. Use a compressor to blow out irrigation and low-pressure systems at 40–60 psi, and open all floor drains and low-point drain valves until clear. Coordinate drain-downs floor-by-floor in multi-tenant buildings to avoid cross-contamination and tenant disruption.
Sequence matters: first shut off your supply and drain branch lines, then open your hot-water tank drain and the pressure-relief valve to vent; flush toilets and drain urinals by opening refill valves, then clear trap primer drains. Disable your recirculation pumps and tag isolation valves so they remain closed, and you should hire a licensed technician to winterize backflow assemblies or boilers—municipal codes often require certified service. Avoid adding non-potable antifreeze to domestic lines unless code-compliant; use propylene glycol only in closed HVAC loops per manufacturer specs.
Heating System Maintenance
Inspection of Boilers and Furnaces
Schedule an annual inspection before the heating season starts; a qualified technician should run a combustion analysis (target 85–95% efficiency for modern units), inspect heat exchangers for cracks, test low-water cutoffs and relief valves, clean burners and pilot assemblies, verify flue integrity and draft, and confirm control and thermostat setpoints. For steam systems, check operating pressure (commonly 2–15 psi) and condensate return components to prevent water hammer and corrosion.
Importance of Regular Maintenance
Regular maintenance cuts unexpected downtime, improves system efficiency by roughly 5–15%, and helps your boilers and furnaces reach expected lifespans of 15–25 years; documented service also supports code compliance and insurance requirements while lowering emergency repair frequency and fuel costs.
Adopt a simple maintenance regimen: change filters every 1–3 months based on MERV and occupancy, inspect belts and motors monthly or quarterly, perform annual combustion and safety-control tests, calibrate thermostats yearly, and log all work. Consider a service contract with defined response times and track KPIs such as downtime, repair costs, and seasonal fuel consumption to justify preventive spending.
Related: How to Choose the Best Local Plumbing Company for Repairs
Roof and Gutter Care
You should schedule gutter cleanings at least twice yearly (fall and spring) and after major storms, inspect flashing, seams and downspouts for loose fasteners or corrosion, extend downspouts 3–4 feet from the foundation, and replace rooftop sealant every 3–5 years; Bergen County freeze–thaw cycles can warp gutters and pry off fascia, so hire a pro for multi-story or steep roofs.
Clearing Debris from Roofs and Gutters
You can remove leaves, pine needles and shingle granules from gutters and roof valleys using a scoop or wet/dry vac; use a roof rake to clear the top 6 feet of roof snow so melt drains into gutters, always work from a stable ladder or hire professionals with fall protection, and run water through downspouts to verify proper flow.
Checking for Ice Dams
You should watch for icicle lines, packed snow at the eaves, or dark ceiling stains—signs that attic heat is melting rooftop snow which refreezes at the edge; clear eave-zone snow with a 6-foot roof rake and consider heat cables or professional de-icing in chronic areas to protect shingles and interior finishes.
You can address root causes by air-sealing attic penetrations like recessed lights and plumbing vents and boosting attic insulation to R-38–R-60 depending on your roof assembly, paired with continuous soffit-to-ridge ventilation so the roof deck stays near outdoor temperatures; professional steam removal or targeted ice-melt prevents immediate leaks, since repairs from ice-dam water intrusion often run into the thousands.
Sealing Drafts and Insulating
Plug gaps and upgrade insulation to cut heat loss and reduce freeze-related plumbing risks; you should target common weak spots like roof curbs, pipe penetrations and perimeter walls. Use caulk for cracks under 1/4″, foam sealant for irregular gaps, and weatherstripping on doors and service hatches. In Bergen County commercial buildings, combining air sealing with attic and wall insulation often yields 10–25% lower heating loads and fewer frozen-pipe incidents during prolonged Arctic snaps.
Identifying Entry Points for Cold Air
Scan storefront glazing, loading dock seals, rooftop unit curbs, roof hatches, conduit and pipe penetrations, recessed lighting, and slab-edge joints; these account for most measurable infiltration. Use a thermal camera or blower-door/duct blaster to quantify leaks (CFM50) and prioritize fixes by leakage rate. Gaps larger than 1/8″ around penetrations commonly produce the highest heat loss per linear foot, so you should address those first.
Recommended Insulation Techniques
Prioritize closed-cell spray foam at rim joists and around pipe chases where moisture and condensation are concerns—closed-cell yields about R‑6 per inch and acts as an air barrier. Install rigid polyiso or XPS on exterior walls and roof decks (polyiso ≈ R‑6.5/inch), and add blown fiberglass or cellulose in attics to reach R‑38–R‑49 depending on roof type and occupancy. Pair insulation with continuous air sealing for best results.
For retrofit examples, you can add 6–8 inches of blown cellulose (≈R‑3.5/inch) in attic cavities to hit R‑38, or apply 2–3 inches of closed-cell spray foam at rim joists plus R‑13 batt in walls for a cost-effective hybrid. Use mineral wool in mechanical rooms where fire-resistance and sound control matter; its non-combustible nature and density improve STC ratings. Coordinate with your plumber when insulating near piping—leave access panels or use removable insulation jackets on valves to maintain serviceability.
Final Checklist for Winterization
Essential Tasks Before Winter
Inspect roof and gutters—clear debris and ensure downspouts direct water 6 ft away; insulate exposed pipes with 1-inch foam sleeves and secure with tape; drain your irrigation systems and shutoff valves to 0 psi; test your backup generator under load for 30 minutes; service boilers and HVAC with filter changes and combustion analysis; set your building thermostat setback to 50–55°F during vacancy; document emergency lighting and freeze sensors.
Scheduling Professional Help
Contacting a professional commercial plumber in Bergen County, NJ like RJP Plumbing & Heating 4–6 weeks before first freeze and confirm they perform leak detection, backflow testing, boiler tune-ups, and pipe insulation. Ask for a written scope with fixed pricing, any emergency coverage, and a target response time. You should schedule HVAC and roofing contractors similarly to avoid last-minute delays.
Once schedules are set, review all service documentation carefully to ensure it includes system performance data and clear maintenance records. Establish a consistent inspection routine for plumbing and heating systems throughout the colder months, and outline response procedures for urgent situations. Keeping organized records of each visit will help maintain warranty coverage, support code compliance, and prevent costly disruptions during peak demand.
At RJP Plumbing & Heating our team is known for quality workmanship, competitive pricing, and reliable emergency service. Whether it’s a simple repair, full system installation,or an emergency plumbing issue, RJP Plumbing & Heating is committed to getting the job done right the first time. Check out our 5 star Google reviews and contact us today.
The post Winterizing Your Building: Tips from a Commercial Plumber in Bergen County, NJ appeared first on RJP Plumbing & Heating.
source https://rjpplumbingandheating.com/winterizing-tips-from-a-bergen-county-plumber/
No comments:
Post a Comment