Preventing Frozen Pipes

It usually happens on the coldest morning of the year. You turn on the kitchen faucet, hear a cough of air, and get nothing, or a thin trickle that sputters out. Somewhere between the street and that faucet, water has turned to ice. If you are lucky, the pipe thaws without splitting. If you are not, you find out a few hours later, when the ice lets go and water starts running into a wall, a ceiling or a crawl space.

Here is the encouraging part: frozen pipes are one of the more preventable problems a house can have. Most of the work happens in the fall, takes an afternoon, and needs little more than some foam sleeves, a caulk gun and a bit of attention when the forecast drops.

Why a frozen pipe splits

You would think ice cracks a pipe right where it forms. Often the damage shows up somewhere else. As water freezes into a plug, it pushes the remaining liquid ahead of it toward a closed faucet or valve. That trapped water has nowhere to go, pressure builds, and the pipe gives way at its weakest point, which may be a few feet from the ice.

That is why a slow drip helps during a hard freeze. An open faucet gives the pressure somewhere to go, and moving water is slower to freeze in the first place. It also explains why a pipe can look fine and still be cracked. Many people don't see the leak until the ice melts and full water pressure returns.

Find the pipes most at risk

Every house has a few water lines that run colder than the rest. Spend twenty minutes finding yours before winter, with a flashlight and a notepad. The usual suspects are pipes along exterior walls, especially behind kitchen and bathroom sinks; lines in unheated crawl spaces, garages and unfinished basements; plumbing in attics, which is common in some regions and home styles; and anything that feeds outdoor spigots, irrigation systems or pool equipment.

Pay attention to rooms that already feel chilly in January. A bathroom that sits over a garage, or a kitchen sink with its back against a north-facing wall, is a common trouble spot. So is any place where you can feel a draft near a pipe, such as a gap around a dryer vent or where the house framing meets the foundation. If a pipe has frozen before, treat that spot as high risk until something changes, like added insulation or a plumber rerouting the line.

Your fall prep checklist

Most of your protection comes from a few jobs done before the first hard freeze. Work through this list on a mild weekend:

• Disconnect, drain and store garden hoses. A hose left attached can trap water in the spigot.
• If outdoor spigots have an indoor shutoff valve, close it, then open the outdoor tap so the line drains.
• Slip foam pipe insulation over exposed lines in crawl spaces, garages and unfinished basements.
• Seal gaps where cold air reaches pipes, using caulk or foam rated for the location.
• Close crawl space vents for winter if your home is designed for that, and check that the access door shuts tight.
• Have the irrigation system drained or blown out. Many homeowners hire this out.
• Find the main water shutoff, confirm it turns, and hang a tag on it.
• Ask a plumber about frost-free spigots if yours are the older style and have given you trouble.

That shutoff item matters more than it looks. When a pipe bursts, every minute spent hunting for the valve is a minute of water pouring into the house. If yours is stuck or crusted over, have a plumber deal with it now, not during an emergency.

When the forecast turns bitter

A long stretch of hard cold, especially with wind, is when pipes that usually survive can freeze. When one is on the way, a few simple habits help. Let a thin stream or steady drip run from faucets on exterior walls. Open the cabinet doors under those sinks so room air can reach the pipes. Keep the thermostat steady day and night instead of setting it far back overnight. Keep the garage door closed if water lines run through the garage.

Skip anything that trades one risk for another. Don't leave a space heater running unattended in a crawl space or next to cabinets, and never use a torch, open flame or fuel-burning heater to warm pipes. If you use heat cable, choose one that is listed for water pipes and install it exactly as the instructions say, since some cables are not meant to be covered with insulation or used on plastic pipe.

Leaving home during the cold months

An empty house in a cold snap is a real risk, because a small leak can run for days before anyone notices. Keep the heat on while you are gone. Many plumbers suggest leaving the thermostat somewhere in the mid 50s Fahrenheit or higher, but ask a local pro what fits your home and climate.

For longer trips, consider shutting off the main water supply and opening a faucet or two to relieve the lines. Follow the manufacturer's instructions for the water heater, which may have a vacation setting. Ask a neighbor to walk through every few days, and show them where the shutoff is. A leak sensor or a thermostat that sends a notification when the house gets cold can give you an early heads-up, as long as the power and internet stay on. If a home will sit empty all winter, a plumber can fully winterize it by draining the system and protecting traps and fixtures.

If a pipe freezes anyway

The signs are usually a faucet that won't run or only trickles, frost on an exposed pipe, or a section that looks swollen. Leave the faucet open so water can flow as the ice melts. Warm the pipe gently with a hair dryer, a heating pad or warm towels, starting near the faucet and working back toward the frozen spot. Keep cords and electrical devices away from any water. If you can't find the frozen section, or it sits inside a wall or ceiling, call a licensed plumber.

If a pipe bursts, close the main water shutoff right away. If water is near outlets, cords or the electrical panel, stay out of it and have an electrician or your utility make things safe first. Take photos for your records, call a plumber, and check your insurance policy, since coverage for water damage differs from one policy to the next. Plumbing codes and permit requirements for repairs also vary by state and city, which is one more reason to let a local pro handle anything beyond the basics.

More seasonal guides

Frozen pipes are one piece of getting a house ready for winter. HomeIsSecure publishes plain-English maintenance guides for each season, including fall checklists, water heater care and tips for keeping heating systems happy through the cold months. Pick one small job from the list above this weekend, and the next cold snap will be a lot less stressful.