Property risk is a year-round challenge

In years past, winter was viewed as the primary season for property losses, especially here in New England, where freeze-ups, burst pipes and heating system failures remain among the most severe claims for municipal entities. Indeed, last year’s MIIA claims activity reaffirmed that winter hazards remain a significant concern.

At the same time, recent MIIA claims data also confirms that losses tied to sudden heavy rainfall and localized convective storms are an increasing issue, bringing volatility throughout the calendar year. Municipalities are seeing property damage during months that were once considered relatively quiet, particularly late spring and summer, said Stephen Batchelder, vice president of Claims Operations and Risk Management at MIIA.

“It’s important to recognize that risk now extends across all 12 months,” Batchelder said. “A year-round approach is the most effective way to protect municipal buildings and operations.”

What claims data show
Freeze-ups remain a significant driver of large losses, and mid-January, particularly around the Martin Luther King Jr. holiday weekend, is an ongoing problem period. Plumbing fixture failures, HVAC issues, and roof vulnerabilities remain common, particularly in schools and older municipal buildings. The severity of cold-weather losses underscores the continued importance of winter readiness.

But emerging weather patterns, noted by the U.S. Environmental Protection Agency, mean a greater prevalence of flooding and flood damage. Over the past several years, more claims have been attributed to power surges during more intense, convective storms and sudden downpours, Batchelder said. Surges can damage pumps, irrigation systems, electrical panels, and computer equipment. Torrential rain events stress drainage systems and expose roof weaknesses that may not be apparent during routine weather conditions.

Often, these types of storms hit at times that communities historically considered the “off-season.” A notable example is the severe rainfall that hit Leominster in September 2023.

Year-round vulnerabilities
Municipal facilities and maintenance teams often use late spring and summer to regroup, plan capital projects, and prepare for the next heating season. But with heavier rainfall, more frequent thunderstorms, and temperature swings, buildings are vulnerable year-round.

For example:
• Roof drains blocked by debris in winter may not cause problems until the first major downpour in April or May, when torrential rains can overwhelm drainage systems.
• Cracked pipes may fail when pressure fluctuates in spring. (Regular plumbing inspections can catch these issues early.)
• Electrical systems can sustain damage during sudden lightning activity or surge events when spring and summer storms hit.
• HVAC and unit ventilator failures, particularly in schools, often surface during seasonal transitions and remain a frequent claims issue.
• Plumbing-related failures, such as valve, supply line, and connection issues, can occur at any time of year. Water remains the most persistent risk to municipal property, whether caused by freezing, fatigue or weather-related stress.

Older facilities bring additional challenges — such as cold spots, insulation gaps and aging valves — that increase risk during temperature swings or sudden weather events. These pressures are especially evident in schools, where higher occupancy, complex mechanical systems, and budget constraints converge. Recent MIIA claims involving HVAC and plumbing issues, as well as roof-related challenges, reveal how minor weaknesses can lead to costly losses.

Year-round maintenance plan
Traditional seasonal schedules can leave gaps, but a year-round approach helps communities stay ahead of issues. Regular, documented inspections, including semi-annual plumbing reviews, seasonal HVAC checks, and post-storm system assessments, help identify trends and predict failures before they lead to larger losses.

Here are some recommendations:
• Shift to quarterly maintenance cycles (distributing tasks across all four quarters) to reduce seasonal overload and ensure systems are checked regularly.
• Prioritize maintenance by building age and claims history, and increase inspections for facilities with recurring issues.
• Add roof, drain and mechanical inspections following major storms, rapid freeze events, and power surges.
• Coordinate across departments — public works, IT and facilities — to flag issues and plan maintenance tasks.
• Document lessons learned and track emergency response results to improve planning and support budget decisions.

For additional resources and guidance, including preventive maintenance best practices, visit emiia.org.

Written by Jennifer Ranz