Frozen Pipes: How to Prevent Them, Thaw Them Safely, and When to Hire a Plumber

Preventing Frozen Pipes

Taking steps before and during cold weather can help protect your pipes from freezing. Many of these tips come from the Insurance Institute for Business and Home Safety (IBHS), as shared by the National Association of Insurance Commissioners (NAIC).

Before Freezing Weather Arrives:

• Disconnect Hoses: Detach garden hoses from outside faucets. Properly winterize your home’s irrigation systems.
• Insulate Pipes: Wrap pipes in unheated or minimally heated areas, like attics, crawl spaces, and along outside-facing walls, with pipe insulation. You can also use heat tape or thermostatically controlled heat cables. Use only products approved by an independent testing organization, such as Underwriters Laboratories (UL), and follow manufacturer’s instructions carefully.
• Seal Air Leaks: Caulk and seal cracks or gaps on your home’s exterior. Add weatherstripping around doors and operable windows. Pay special attention to leaks near pipes, electrical wiring, and dryer vents. Cover any ventilated crawl spaces during winter months.
• HVAC Maintenance: Schedule preventative maintenance for your heating, ventilation, and air conditioning (HVAC) system annually.
• Outside Faucets: If practical, use an indoor valve to shut off and drain water from pipes leading to outside faucets.

During a Cold Snap:

• Drip Faucets: Allow a slight drip to run from faucets, especially those on outside-facing walls. This keeps water moving through the pipes.
• Open Cabinets: Open the cabinet doors under sinks to let warm air circulate around the pipes.

If You Will Be Away From Home:

• Maintain Heat: Set your thermostat no lower than 55 degrees Fahrenheit. This helps prevent pipes from freezing while you are gone.
• Ask for Checks: Ask a trusted friend or neighbor to check your house daily to make sure it is warm enough to prevent freezing.
• Shut Off Water: Consider shutting off and draining your home’s entire water system. Be aware that if you have a fire protection sprinkler system in your house, it will be deactivated when you shut off the water.

What to Do if a Pipe Freezes

If you suspect a pipe has frozen, act quickly but safely. The Michigan Ready (State of Michigan) emergency preparedness site offers these steps:

1. Check Faucets: Turn on your faucets. If nothing comes out, your pipes may be frozen.
2. Shut Off Water: If you detect your water pipes have frozen, immediately turn off the water at the main shut-off valve in your house. This can help prevent extensive damage if the pipe bursts.
3. Thaw Safely: Never try to thaw a pipe with a torch or an open flame. You may be able to thaw a frozen pipe with the warm air from a hair dryer. Start by aiming the warm air as close to the faucet as possible and slowly work your way toward the coldest section of the pipe.
4. Safety Warning: Do not use electrical appliances in areas of standing water. Electrocution is possible.

An eighth-inch crack in a pipe can leak up to 250 gallons of water a day, destroying floors, furniture, and personal property. Both plastic (PVC) and copper pipes can burst.

When to Hire a Plumber

You should call a qualified plumber if:

• You turn on your faucets and no water comes out, indicating a significant freeze or blockage.
• You cannot locate the frozen section of pipe.
• You are unable to thaw the pipe using a hair dryer.
• You suspect a pipe has burst or is actively leaking.
• You are unsure how to safely turn off your main water shut-off valve.
• You have a fire protection sprinkler system and need to shut off your water.

Hiring a Plumber

If you need to hire a plumber, it’s important to choose a qualified professional. The Federal Trade Commission (FTC) provides advice for hiring contractors:

• Check Credentials: Consider only plumbers who are licensed and insured. Confirm the plumber’s license with your state or county government, and ask for proof of insurance.
• Get Estimates: Get written estimates from several different plumbers. The lowest bidder may not always be the best choice.
• Payment Terms: Do not pay the full amount up front. Some states limit how much a contractor can ask for as a down payment. Never make the final payment until the work is completely done and you are satisfied.

Insurance Coverage for Burst Pipes

Homeowners insurance policies generally cover damage from a “sudden and accidental” discharge from a plumbing system, according to the National Association of Insurance Commissioners (NAIC).

However, there are conditions:

• Maintain Heat: Policies usually require homeowners to keep the home at a minimum temperature during cold weather.
• Vacant Homes: If your home is vacant, you may be required to shut off the water supply to be covered.
• Neglect: If your insurance company determines you neglected your plumbing system by not taking preventive measures to avoid freezing, the damage from a burst pipe may not be covered.

If you need help understanding your policy or have questions about coverage, you can contact your state department of insurance.

When This Advice May Not Fit

This advice is for general guidance. You should seek help from a qualified professional, your insurer, or your state agency if:

• You suspect a structural issue or significant water damage beyond what you can handle.
• You are unsure about turning off your main water supply or have a complex plumbing system.
• You have questions about your specific homeowners insurance policy or a claim.
• You live in an area with unique building codes or extreme weather conditions that require specialized solutions.