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Winter property management: Managing winter weather risks in commercial properties

Protect your commercial property from winter weather damage with expert risk management strategies for freezing pipes, flooding, and storm-related repairs.

As a commercial property owner or manager, you face growing challenges from increasingly severe and unpredictable winter weather. Freezing temperatures, snow, ice, and heavy rainfall during the winter season significantly increase the risk of costly repairs and insurance claims. With climate change driving more extreme weather patterns, it's essential that you take ownership of your winter property management and risk management strategy. This way you can protect your commercial assets, control energy costs, and ensure business continuity.

The growing threat of winter weather

Winter weather hazards are intensifying due to climate change, which causes warmer air to hold more moisture. This results in heavier precipitation and increased flood risk. Fluctuating temperatures lead to freeze-thaw cycles that damage building materials and raise the likelihood of burst pipes. These evolving climate patterns create a challenging environment for commercial properties, especially those that are vacant or undergoing refurbishment.

According to the UK Met Office, the 2023-24 winter was the fifth warmest on record for the UK and the wettest for England and Wales. There were 12 named storms during the 2023/24 season—the highest since 2015/16.^[1]

Key winter weather risks and their impact

Escape of water claims

Escape of water incidents remain one of the most financially damaging claims for commercial insurers. Industry estimates show that EOW claims cost the UK insurance sector around £1.8 million daily during colder months. This amounts to nearly £1 billion annually.^[2]

Freezing temperatures cause water within pipes to expand and rupture, particularly in unheated areas or vacant properties. Certain factors increase these risks:

The complexity of commercial plumbing systems—often concealed within walls and floors
The use of vulnerable materials like plastic push-fit pipework.

To prevent frozen pipes, it's crucial to insulate exposed pipes and maintain proper insulation throughout the property.

Flooding risks

Flood damage claims have surged in recent years. The Association of British Insurers (ABI) reported record weather-related payouts of £585 million for homes and possessions in 2024. Some business claims reached £102 million in the final quarter alone—a 16% increase year-on-year.^[3] Flooding risks remain the greatest natural disaster risk in the UK, with an estimated annual economic loss of around £1 billion. This figure is expected to double by 2055 due to climate change.^[4]

Over 6.3 million properties in England are at risk of flooding from rivers, the sea, or surface water, with surface water flooding risk rising sharply due to overwhelmed drainage systems.^[5] Heavy winter storms, winter rainfall, and rapid snowmelt increase flood risk, threatening structural integrity and causing business interruption. It's essential to carry out routine maintenance such as gutter maintenance and roof inspections to prevent blocked gutters and missing tiles.

Structural and security risks

Snow and ice accumulation can damage roofs, gutters, and external fixtures, while icy conditions increase slip hazards and complicate winter property maintenance. Vacant properties face heightened winter risks. Without regular heating, pipes are more likely to freeze and burst. The absence of occupants increases vulnerability to theft, vandalism, and squatting. Taking ownership means implementing tailored security plans and routine maintenance to protect these assets during the colder months.

Your winter property risk management plan

Taking ownership of your winter weather risks means implementing a proactive, practical risk management strategy. Use the following steps to safeguard your commercial property:

Maintain heating at a minimum temperature of 4°C in occupied and temporarily unoccupied buildings to prevent pipes and water tanks from freezing during cold weather. This is a key part of winter readiness to avoid costly repairs caused by burst pipes.
Where heating can't be maintained, insulate all exposed pipework and water tanks with high-quality lagging. You should also consider trace heating for vulnerable pipes. It's important to insulate external water taps against frost to winter proof the property effectively.
For permanently unoccupied or vacant buildings, draining all water pipes, tanks, and heating systems is key. It's essential to disconnect water supplies to eliminate freeze risk during extended periods of sub zero temperatures. Ensuring the property is well maintained and properly insulated helps retain heat and reduces the risk of damage.

Install water loss detection alarms and automatic shut-off valves, especially near sensitive equipment or plant areas, to quickly identify leaks during cold air conditions. Ensure building plans clearly indicate stopcock locations to enable rapid water supply isolation in emergencies.
Never use naked flames to thaw frozen pipes; instead, isolate frozen sections by closing stopcocks and protect contents from thawing water damage. For vacant properties, regular monitoring and prompt response to alarms are critical to prevent unnoticed leaks causing extensive damage.
Maintain emergency contacts and prepare for power outages during the winter season to ensure rapid response and minimize disruption.

Conduct regular inspections before and during winter to check roof spaces, loft insulation, gutters, and downspouts. Inspect windows and seal gaps around frames to improve the energy efficiency of the building.
Clear fallen leaves and debris to prevent blocked gutters and water ingress. Use weather stripping on doors and windows to reduce drafts and prevent sticking doors.
Inspect trees near buildings and remove unsafe branches to reduce wind damage risk during winter storms. Develop safe snow removal plans to prevent roof overloading, especially for properties on higher ground.
After severe weather events, promptly inspect buildings and carry out necessary repairs to keep the property well maintained. Vacant properties require more frequent inspections to detect issues early, as problems may go unnoticed without occupants.

Maintain automatic sprinkler systems fully and ensure they are functioning properly.
Switch alternate sprinkler installations to air during winter months (November to May) to prevent freezing.
Ensure heating is provided in sprinkler valve rooms to avoid damage from sub zero temperatures and maintain system reliability.

Register with the Environment Agency Floodline for early flood warnings.
Ensure basement areas have adequate drainage and professionally installed sump pumps where required.
Store stock, machinery, and other water-sensitive contents on upper floors or on pallets/racking to reduce flood damage. Having landlord insurance that covers flood risks is essential to be adequately insured against potential losses.

Insurance and strategic risk management

The rise in winter weather-related claims has led insurers to tighten underwriting and increase premiums. Demonstrating robust risk management is now critical to securing favourable insurance terms. To protect your investments and reduce claim frequency and severity, you should:

Conduct thorough risk assessments focused on winter weather vulnerabilities.
Document all mitigation efforts, inspections, and maintenance activities to support insurance negotiations.
Engage specialist brokers and risk consultants to optimise your insurance programme and address emerging climate risks.
Collaborate transparently with insurers about your risk management strategies and climate trends.

By adopting a strategic, informed, and practical approach to winter weather risk management, you can enhance your operational resilience in a changing climate.

Your next steps

Winter weather risks are rising, but so is your ability to control them. Take ownership now by implementing the action plan above and partnering with experts who understand your challenges.

Our specialists are ready to support you with tailored advice and solutions. Contact us today to discuss how we can help you protect your commercial property portfolio effectively.

Sources

¹ carbonbrief.org/met-office-a-review-of-the-uks-climate-in-2024
² abi.org.uk/burst-pipes-and-water-leaks
³ abi.org.uk/more-action-needed-to-protect-properties-as-adverse-weather-takes-record-toll-on-insurance-claims-in-2024
⁴ gov.uk/national-assessment-of-flood-and-coastal-erosion-risk-in-england-2024
⁵ thefloodhub.co.uk/am-i-at-risk

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