Maintenance and Repairs

January 6, 2025 Published by British Columbia Chapter - By Dustin Orr

Preparing for the Freeze: Proactive Strategies to Protect Strata Properties This Winter

From CCI BC Strata Connection Magazine, Volume 03, Fall/Winter 2024

As weather patterns shift and cold snaps become more unpredictable, strata properties across BC face increasing risks from freezing temperatures, water damage, and power outages. The implications for property owners, strata councils, and managers are significant: from burst pipes to frozen sprinkler lines, the potential for costly damage is ever-present. 

Technology is one tool available to help properties mitigate these risks through advanced monitoring systems. For example, technology solutions offer real-time insights, automatically shutting off water lines in the event of leaks and alerting property managers to dangerous drops in temperature before they cause expensive damage. Temperature monitoring is one of the more effective ways to mitigate damage and reduce risk, as a low temperature caught early enough, has not yet caused any damage. Key Winter Risks for Strata Properties Cold snaps can cause various issues, especially in properties that may not have been fully winterized. 

Common risks include:

1. Frozen Pipes

When pipes freeze, they often burst, leading to significant water damage. This is particularly a concern in unoccupied units or less frequently used areas of a building, or areas with poor insulation. 

2. Frozen Sprinkler Systems

For properties with fire suppression systems, freezing temperatures can lead to frozen sprinkler lines, rendering them ineffective in an emergency and causing costly water damage if pipes burst.

3. Heating System Failures

A failed heating system, especially in older buildings, can quickly become an emergency as indoor temperatures plummet, leading to frozen pipes, tenant discomfort, and property damage. 

"Proactive Winter Solutions Prevention is the most effective strategy to combat these risks."

1. Prepare Based on Past Issues

The most likely problems you’ll face are those that haven’t been properly addressed in the past. If you've had issues with inadequate insulation for pipes in an attic, be proactive and reinforce that insulation. Pipes that have frozen before will freeze again if left unresolved. Ensuring past vulnerabilities are properly dealt with will save you from recurring headaches and potential costly damage in the future. 

2. Temperature Monitoring & Automatic Shut-Off Valves:

Temperature sensors monitor for dangerously low temperatures, providing early warnings if heating systems fail. This can be caused by windows or patio doors being left open, or heating systems failing. Tying this into an automatic shut off valve is crucial since if the low temp is not dealt with in time, having the water off will inhibit substantial damage from occuring. This helps property managers act quickly, avoiding frozen pipes and ensuring tenant comfort.

3. Leak Detection & Automatic Shut-Off Valves:

Leak detection sensors monitor areas prone to water leaks or damage, such as laundry rooms, plumbing manifolds, dishwashers, basements, mechanical rooms, and appliances. When a leak is detected, the system can automatically shut off the water supply, preventing extensive damage. Having a leak detection system work in conjunction with a temperature monitoring system is critical as these two events are often related to each other.

4. Customized Monitoring Dashboards:

Real-time visibility into a property allows managers to stay informed during cold periods. A centralized software platform can help property managers monitor multiple units or buildings and receive real-time alerts and insights across their entire portfolio. This eliminates much of the guesswork, ensuring swift action can be taken when risks arise. 

5. Warning: Operational During Power Outages:

When determining which tech company you are going to go with, be sure to do your homework and make sure they communicate via cellular connections and operate with backup batteries in place. Most temperature and flood events happen when the power is out, so if a system is dependent on wifi, and has no backup batteries, when the power goes out it will be rendered inoperable. 

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Dustin Orr
Vice President, Zojacks

Dustin Orr is the Vice President of Business Development at ZoJacks and was recognized as a top tech leader by Parks & Associates in 2023. With over 15 years of experience across industries like tech startups, renewable energy, and automotive, Dustin holds an MBA in Management of Technology and Innovation (MTI) from the Ted Rogers School of Management. He has led strategic business development, market expansion, and partnership cultivation at ZoJacks, driving the company’s growth in IoT solutions for property protection. His passion for fostering relationships and leading dynamic teams is central to his business philosophy.