Frozen pipes result in millions of dollars in damages each year. When water freezes in a pipe, it expands and causes the pipe to burst. A small 1/8-inch crack in a pipe can spew up to 250 gallons of water a day, causing flooding, molding, and serious structural damage.
You can save yourself the mess, money and aggravation by taking a few precautionary measures to keep your pipes from freezing and bursting.
Before the cold sets in
Frozen pipes are caused by three things: sudden drop in temperature, poor insulation, and thermostats that are set too low. Protect your home before winter arrives by following these tips:
If all the pipes are concentrated in one small space, warm the area with a heat lamp.
Look for air leaks around electrical wiring, dryer vents, and all crawl space openings and caulk any cracks in the foundation to prevent drafts of frigid winter air from entering. With severe cold, even a tiny opening can let in enough cold air to cause a pipe to freeze.
Exposed pipes are most susceptible to freezing. Insulate water supply lines that are located in unheated areas such as the basement, attic, garage, crawl space, and under kitchen and bathroom cabinets. Both hot and cold water pipes in these areas should be insulated.
Cover all exposed lengths of the pipe with foam rubber, fiberglass insulation, or an electrically powered heat tape. Use a pipe sleeve or UL-listed heat tape to wrap the ends and joints of the pipe.
Drain water from swimming pools and water sprinkler supply lines and disconnect garden hoses.
Close indoor valves and drain water from pipes leading to outside faucets. Keep the outside valve open so that any water remaining in the pipe can flow out.
When the temperature drops
When the weather is very cold outside, allow a small amount of water to drip overnight from the faucet served by exposed pipes. Running water through the pipe, even at a trickle, helps prevent frozen pipes.
Keep your thermostat set to the same temperature both during the day and at night.
Keep garage doors closed if there are water supply lines in the garage.
Open cabinet doors to allow heat to circulate around the plumbing.
If you’re going on vacation
Set the thermostat in your home to no lower than 55°F (12°C).
Shut off and drain your plumbing system before leaving the house. A drained system is the only foolproof way to prevent pipes from freezing. Be aware, though, that if you have a fire protection sprinkler system in your house, it may be deactivated when you shut off the water.
Lower the thermostat to a minimum but never shut off your heat completely. The lack of heat can freeze the pipes in walls and the basement.
Ask a friend or neighbor to check your home from time to time to make sure it’s warm enough to prevent freezing.
If your pipes do freeze
If you turn on your faucets and nothing comes out, call a licensed plumber immediately.
Place a warm towel or rag around the frozen pipe. You may be able to thaw it slowly by using a hair dryer. Start by warming the pipe as close to the faucet as possible, working toward the coldest section of the pipe.
Never try to thaw a pipe using an open flame. Overheating one area can cause the pipe to burst and you risk setting your property on fire. Water damage is preferable to burning down your house!
Make sure you know where the master shut-off valve is and how to open and close it. The frozen pipe may already be broken and, when the water is thawed, it will leak. If your water pipes have already burst, turn off the main shut-off valve.
Do not use electrical appliances in areas where there is standing water.
Unlike natural winter disasters, frozen pipes are highly preventable. If you follow these simple plumbing precautions, you can avoid turning your frigid nights into inconvenient, expensive ordeals. Call Plumber Medford Oregon and get your plumbing estimate today!
