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ABOUT THE CLAIM
A carrier-client’s insured reported that a water leak in their basement and crawlspace occurred due to a frozen plumbing line during a major winter storm. Numerous daily record lows and record minimum highs had been recorded. According to local weather data sources, during this event the residence was subjected to subfreezing temperatures as low as 0℉ for over seven days.
ABOUT THE INVESTIGATION
The building’s potable water is supplied by a well system located in the front yard. The potable water supply piping is comprised of a combination of PEX and copper materials. The forensic engineer made the following observations (a redacted list):
- The lot is flat and lacks positive slope away from the foundation of the building.
- A hose bib is dripping on the west side of the building and cannot be turned off. This drip has saturated the soil in this area.
- There is an underground water line located in the front yard which extends into the building. The underground shutoff valve, external to the building, is inoperable and missing its handle.
- The front porch brick work is severely cracked, with vertical cracks in the mortar joints and a visible deflection in the roofline above the porch.
- At the interior, the vinyl flooring in the bathroom is curling and separated. At the base of the toilet, missing vinyl flooring is exposing the subfloor.
- There is staining on the gypsum wallboard ceiling of the hot water heater closet, around the stack penetration, as well as on the ceiling of the central hallway.
- In the crawl space, there are several abandoned and disconnected pipes. There is efflorescence on the surface of the soil adjacent to the toilet drainpipe.
- In the basement, the floor and walls show staining.
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ABOUT THE CAUSE & ORIGIN REPORT
The prolonged period of subfreezing temperatures and lack of protection for the potable water supply system created the potential for piping to freeze and rupture. Building codes and construction practices at the time of construction did not contemplate the protection of utility systems for this type of cold weather. A plumber had previously been called; he reported that after he turned on the water supply to the front of the building leaks were observed originating from ruptures in the copper supply piping. He further noted several bulges in the cooper pipes consistent with damage from freezing temperatures. While the YA team did not observe the bulges described by the plumber, this damage described is consistent and expected given the temperatures on or about the Date of Loss. The freezing of the copper piping would result in leaks when temperatures returned to normal.
The report went on to state that in the forensic engineer’s expert opinion:
– The only damage attributable to the Date of Loss is ruptured copper water lines located within the crawl space. The remaining observed damage is the result of original construction defects and/or lack of maintenance.
– For example, efflorescence on the soil adjacent to the toilet drainpipe is evidence of a long-term sewer leak into the crawlspace.
– Further, the deterioration of the fiberboard shelf under the kitchen sink drainpipe is also the result of a long-term sewer leak.
– Also, the leak at the laundry connection is due to a failed valve which does not seal. A failed valve seal is also the cause of the hose bib drip at the west side of the building.
– The settlement damage to the front porch is a construction defect which predates the Date of Loss. The foundation for the front porch is insufficient and allows movement of the porch structure separate and apart from the main structure.
ABOUT YA GROUP
For complex property claims, insurance carriers, TPAs, and adjusters count on the YA Group forensic engineering team for rapid dispatch of experts, clear communication, and definitive cause & origin reporting. This esteemed, now 700+ person strong group of building experts possesses deep experience with large-size claims, high-risk claims, and highly complex claims. When claims cross your desk that transcend the run-of-the-mill and the everyday, the combined Guardian and YA team of personnel, who are strategically located throughout the U.S., as well as Mexico and England, prove to be your invaluable resource. They provide the construction and engineering investigations and reporting that help both carriers and their insureds understand exactly what happened and why, facilitating fast, fair, and reliable resolutions. Kindly call on our experts today.