Guides for homeowners

How to Prevent Frozen Pipes

Pipes tend to freeze first where they are exposed to outside air: exterior walls, crawl spaces, attics, garages and outdoor spigots. Trouble usually starts when temperatures stay in the teens or lower for several hours, and wind makes it worse.

Before winter

• Insulate exposed pipes in garages, crawl spaces, attics and exterior walls, using foam sleeves or heat tape rated for the job.
• Disconnect hoses and shut off and drain exterior spigots. Frost-free spigots still fail if a hose stays attached.
• Seal gaps where pipes or cables enter the house, and close crawl space vents.
• Find your main water shutoff and test it. Label it, and show everyone in the household.
• Keep cabinet doors open on exterior walls under sinks during cold snaps.

When a hard freeze is forecast

1. Keep the thermostat at 60°F or higher, day and night. Do not set it back much when you leave.
2. Let faucets on exterior walls drip slowly. Moving water is harder to freeze.
3. Open cabinet doors under kitchen and bathroom sinks so warm air reaches the pipes.
4. Keep the garage door closed, especially if water lines run through the garage.
5. If you will be away, have someone check the house, or use a leak and temperature sensor that alerts your phone.

If a pipe freezes

1. Open the affected faucet so water can flow as the ice melts.
2. Warm the pipe slowly with a hair dryer or heating pad. Never use an open flame.
3. If you cannot find the frozen section, or no water comes out at all, call a plumber.
4. If a pipe has burst, shut off the main water, turn off power to affected areas if water is near electrical, and call a plumber.
5. Photograph the damage and contact your insurance company promptly.

Warning signs

• Water flow slows or stops at one faucet.
• Frost on visible pipes.
• Strange sounds or odors from drains or pipes.
• Damp spots on ceilings, walls or floors after a cold night.

When you are away

Unoccupied homes carry the most risk, because no one is there to notice the first drip. Consider a smart thermostat, water leak sensors and an automatic shutoff valve. Pair them with regular in-person checks during winter. ABODE's Home Watch includes these visits and a written report each time.