One of the least understood federal regulations are those included in provisions of the American with Disabilities Act (ADA). This legislation was passed in 1990 to extend the civil rights protection prohibiting discrimination to persons with disabilities.
ADA addresses the three major areas of employment, government services and public accommodations. Title III of the Act specifically
addresses the requirements of a building that is subject to this legislation.

As with most federal regulations, they often times are not accurately used and such is the case with local governments and sometimes universities will use this federal regulation terminology to serve as a big stick in their community to lead others to believe that they must comply with the ADA. They state that certain new codes are ADA required when in fact it is not part of the legislation which deals with those entities that are eligible under the Act.

Before we can even comment on whether this can be an accurate statement, it begs the question of whether women’s fraternity/sorority (sororities) properties are even subject to this legislation. The answer to that question is a resounding no, as sororities are not subject to this Act for a variety of reasons, primarily the fact that sororities are considered “private clubs” and, as such, are not subject to this legislation. Should you desire to read more detail on why a sorority is not subject to ADA, refer to this Fraternal Law article.

Should you have any questions, please don’t hesitate to reach out to your Client Executive.

WHY IS HAIL SUCH A PROBLEM FOR YOUR PROPERTY’S ROOFING?
Hail can cause serious damage to your chapter house’s roof. Hail stones are made up of ice and come in a variety of shapes, sizes, and weights, which can all contribute to the destruction of your roof after a hailstorm. The weight of hail stones is also a factor that should be taken into account when considering hail resistant roofing as an option. Hail stones can cause dents, cracks, and even holes in your roof, which will leave it vulnerable to water damage and increased energy costs.

COSMETIC/AESTHETIC DAMAGE VERSUS PHYSICAL DAMAGE TO THE ACTUAL ROOF
The insurance industry has previously been willing to repair and/or replace roofs damaged by hail that are more cosmetic in nature or to match the entire roof’s shingles with the new replaced shingles due to actual hail damage. It is fair in saying that these days may be over.

There continues to be significant shifts in the weather patterns in certain parts of the US with increased wind and hail claims. The industry is seeing an increase in the storms producing conditions of hail and wind. There is an increase in the severity of the storms, thus bringing worse damage and the expanse of the areas affected are expanding more easterly than the past.

With the significant increase in hail and wind losses, all insurance companies are being forced to more closely analyze or underwrite each property risk and are looking at numerous alternatives to encourage more roof risk management. Examples we have seen across the insurance industry include:
• Significant increases in wind and hail deductibles in the wind/hail prone areas
• Limitations and exclusions to roof damage repair and replacement

IMPACT-RESISTANCE SHINGLES
Hail resistant roofing provides property owners an extra layer of protection against the destructive nature of hail stones, which can cause significant damage to traditional shingles and other roofing materials. It can withstand impacts from hail stones at speeds up to 150 mph, which is far stronger than traditional roofing materials. This extra protection minimizes the need to replace your roof after a hailstorm hits, and an additional advantage of impact-resistance roofing is its energy efficiencies, meaning you could save money on energy bills in the long run.

Unlike traditional roofing materials, impact-resistance shingles are designed to last longer, usually up to fifty years. The costs associated with hail resistant roofing materials will vary based on the resistance rating of the materials. These ratings run from Class 1 (least resistance) to Class 4 (highest resistance). Click here to see the Insurance Institute for Business and Home Safety’s list of shingle performance ratings. Generally, these roofing materials will cost more than the traditional roofing materials, but they also come with the added protection from hailstorms, last longer than traditional roofing shingles, and provide energy efficiencies.

DON’T WAIT FOR A WIND/HAIL CLAIM TO ADDRESS THE CONDITION OF YOUR ROOF
For the property owners in the following states, there has been significant increases in storms attributing to wind and hail claims:

We urge our clients in these states to take additional measures to have a sound risk management plan in place, to upgrade your roofing materials to the impact-resistance shingles when your roof needs to be upgraded, and should you have a claim, consider upgrading to the preferred materials.

ADDITIONAL ROOFING RISK MANAGEMENT
Travelers Insurance Company, who writes your property insurance, has developed an additional resource for you in your roof property management:

The ruling body for fire safety codes is the National Fire Protection Association (NFPA). This entity determines the fire safety codes and is the recognized standard by which all businesses are to follow.

It is the NFPA that sets the codes for the types of sprinkler systems that must be or can be installed in a building primarily based on its occupancy. In 1896, they developed the first code for systems in residential or habitational type occupancies: NFPA 13.

NFPA 13 is designed to serve two distinct purposes:

The building must be 100% sprinklered including attic space whether accessible or not. The costs to install can be substantial for the following reasons:

For a variety of reasons such as cost and labor, NFPA came out with a modified code in the 1970s for residential housing: NFPA 13R (Residential). The main purpose of this risk management tool was purely the protection of lives, unlike NFPA 13 which also was protecting the physical property.

A criterion for the residential housing was that the structure had to be less than four stories in height. As such, the sorority chapter houses did qualify for 13R status, with the only caveat being the attics were not to be used for any purposes and were to have limited access to the attic space.

When the interest for sprinkler systems began to escalate, we were successful in getting the insurance company to provide substantial credits for a property that met the NFPA 13R code. Even though the primary benefit was life safety or the liability exposure, the insurance company agreed to apply this credit to the property premium due to our rationale, which included the following:

Over the years, we have seen an exposure emerge which has become a challenge, which is that the chapter house attics frequently aren’t sprinklered. Of the six property fires over $100,000 in claim cost, four of them started in the attic, which was unsprinklered and had no other type of fire detection system.

The biggest problem comes from the fact that the fire burns for some time in the attic and/or roof area, and it isn’t until it burns through the attic flooring for the debris to land on the next floor before the sprinkler system is engaged and the fire department is alerted. The second problem then comes when the fire department gets there and has to release far more water than normal to extinguish the fire. Subsequently, you have more of your building damaged by the fire and more water damage in trying to put it out.

The liability insurance company underwriters are still very pleased that there is reduced if not completely eliminated bodily injury exposure, but the property underwriters are growing concerned about the exposure of attic fires.

The obvious solution to this dilemma is to install sprinklers in the attic, but this would be virtually impossible for expense reasons. We have done extensive research on this matter and can reach no other conclusion.

We can however recommend another solution to the fire protection alert delay that presently exists which is the installing of a heat sensor to your existing fire alarm system in the attic space. The fire department gets alerted to a fire much faster than without sensors, and there is ultimately less property damage along with the life safety benefit. For further reading on heat sensors, check out these additional resources.

Every state has laws regarding the care and maintenance of certain mechanical pieces of equipment that potentially pose a greater risk to residents/occupants/guests in a sorority chapter house. This exposure is often referred to as boiler and pressurized vessels. We generally think of the steam operated boilers that heat a house; however, even hot water heaters in some states are also included.

Generally speaking, these laws require: (1) an operating permit to be obtained from the State Department or jurisdiction prior to operating a regulated boiler or pressure vessel; (2) all operating permit inspections to be performed by a boiler or pressure vessel inspector licensed by the Department; and (3) the Department to perform operating permit inspections on all regulated boiler or pressure vessels owned by the state.

Your insurance coverage for boilers and pressurized vessels is part of your property insurance coverage. In addition to paying for a claim should one of these items explode, the coverage also provides extensive safety engineering and inspection services which will ultimately minimize the potential for a loss.

As the law prescribes, inspections must be performed on a regular basis as determined by the state law. These could be anywhere from a quarterly to an annual inspection. As part of your insurance premium, these inspections are done by your property insurer Travelers Insurance Company, and they are free of charge. 

The jurisdiction however should they be asked to inspect by the building owner would have a fee attached to that service, thus why we encourage our clients to rely exclusively upon your insurance company to fulfill this role.

There are basically two separate transactions with this exposure:

The process is as follows:

Should you have any questions or concerns, please do not hesitate to contact us.

March 2022: Topics include property claims trends, spring weather resources, FAQ on hiring contractors, 2022 MJ Housing Forum recordings and more!

January 2022: Topics include winter weather reminders, Covid-19 updates, accounting best practices, renting your chapter house for events, and insurance limits.

The milder days of spring are a perfect time to do a thorough spring cleaning and perform routine maintenance. After a long winter, it is a good idea to spend time on preventive measures to help maintain your property throughout the year. Tasks such as cleaning out your gutters, checking for dead trees and branches and cleaning and inspecting facility mechanical and plumbing systems, such as heating and air conditioning equipment, can help make spring a season of safety.

Cleaning and maintenance of your chapter house should be done inside and out. Although the tasks are different, checking to see if all the elements of your property are in good working order can help keep your members and employees safe and your maintenance expenses lower over the long run.

Here are a few things inside your facility that should be inspected to determine if they are in good condition:

The cold winter months can do damage to your property as well. Here are a few things outside your facility that should be inspected to ensure they are in good condition:

A little home maintenance in the spring can go a long way to help keep the chapter house safe and secure throughout the rest of the year.

Unofficial Houses: What, Why, & How – In this episode, Allison and Sara discuss what we call “unofficial houses.”

October 2021: Topics include Leak Protection, water damage, COVID-19, & wellness rules overview.

In the MJ Sorority Program, 55% of property claims are due to water-related issues. The most common reasons for water damage are: water pipes bursting, frozen pipes thawing, and sewage and drain backups; but burst pipes, roof leaks, overflowing toilets and leaking appliances can also cause significant damage. These types of water damage can also result in business interruption, relocation costs, lost rents and can negatively impact your reputation as a business.

Though you do have broad water damage insurance protection, as the property owner, you should consider all types of tools to help you prevent water damage events and/or reduce the impact of a water claim. Installing leak detection and flow monitors also make your property eligible for a 5% credit at renewal, applied to your property insurance premium.

One of the best things that you can do to reduce and prevent water damage is to install a flow-based water leak detection device. The most comprehensive tool available is a leak protection system, which includes both a flow-based monitoring system and detectors or water sensors.

Below we explain the components of a comprehensive leak protection system. You can find specific technology and partner recommendations in this article.

How does a flow-based water shut-off device work?

Installed by a plumber directly onto your water line, a flow-based water leak detection device monitors the flow of water throughout your chapter house. If an unusual activity or flow of water is detected – probably caused by a leak somewhere in your plumbing or pipes – the device will alert you first, and then shut off your water supply to help minimize damage.

How do water sensors work?

The water sensors, placed throughout your property, can detect the presence of water, often by measuring the electrical conductivity of the water present and completing a circuit to send a signal to either an email or text.

Where should water sensors be placed?

Water sensors should be placed strategically throughout the chapter house to maximize detection. Performing regular maintenance and checking for rusty, corroded, or damaged water supply lines before you have a leak is one of the best ways to help prevent water damage.

You might want to install water sensors in areas near:

If you are having a professional plumber install your sensors, they will be able to provide advice on how many to install and where to install.

Additional Tips to Consider

Choose a flow-based leak detection device. While individual sensors that detect the pressure of water are acceptable, they cannot test for microleaks, monitor water usage, or detect burst pipes in walls or under foundations. The flow-based devices provide enhanced protection, functionality, durability, reliability, accuracy, and great value for the cost.

Several MJ Sorority clients have installed flow-based devices and the cost for a typical sorority chapter house range from $2,500-$4,000 per location. As mentioned before, when leak detection and flow monitors are installed, your property will be eligible for a 5% discount to your property insurance premium at renewal.

Select a device that automatically shuts off the water when a pipe ruptures or another water anomaly occurs. These preferred flow-based devices not only detect trouble, but also help mitigate the problem itself.

Hire a plumber to professionally install your flow-based leak detection device. Your devices should be installed on your domestic water main pipe near where it enters your chapter house. These devices will need access to a power outlet and a wi-fi router signal.

Determine your water main pipe size to order the right produce size. Ask your licensed plumber, contractor or product vendor to assist you in picking out the best device for your chapter house.

As we mentioned in above, roughly 55% of MJ Sorority property claims are water damage-related. Any preventative action will certainly reduce, not only the amount of damage, but the disruption to chapter operations. Even when the claim is handled expediently and thoroughly, it often requires your member residents to have to relocate to other lodging, which impacts their member experience and causes additional headaches for the House Corporation volunteers and/or property managers.

For a more in-depth explanation of the leak detection technologies available and specific companies that we recommend, please refer to this resource.

For further reading on preventing water damage, refer to our printable infographic or this resource for additional tips. For further information on water damage claims for the MJ Sorority book of business, refer to this infographic.