How to Prevent Pipes From Freezing. And what to do if that happens.

WAYS TO KEEP YOUR PIPES WARM

If you own investment property, you should be aware that the pipes at your property could be vulnerable to freezing. Many mistakenly believe that this is a phenomenon only for those in typically cold climates have to worry about. However, the homes that are actually more vulnerable to frozen pipes are those in typically warmer climates because the pipes may not be correctly insulated against such frigid temperatures.

Frozen pipes are a problem by themselves, but even worse, frozen pipes can eventually burst, causing damage and potential flooding. The good new is, there are some steps you can take to help prevent this problem from occurring when the temperatures drop.

KEEP THE HEAT ON

If you or your tenants are leaving for a period of time, make sure that the heat is kept on at your property. It may be difficult to convince your tenants to leave their heat on when they are away, especially if they are responsible for paying their own utilities. You should inform them that the heat can help prevent pipes from freezing, and if pipes freeze and burst, it can cause a lot of water damage to the property and to their possessions.

The heat does not have to be kept as high as you normally would keep it if you were actually at the property, but keeping it set above 50 degrees Fahrenheit is a good idea. This should provide enough heat to keep the pipes warm and to prevent the water inside from freezing.

ALLOW FAUCETS TO DRIP

If you are afraid a pipe will freeze, you can allow the faucet to drip slightly. Allowing the faucet to be open like this will alleviate pressure in the system. Once a pipe freezes, it is actually pressure that is created between the blockage and the faucet that will cause the pipe to burst, so allowing the faucet to be open will prevent this pressure from building up and thus, the pipe from bursting.

KEEP INTERIOR DOOR OPEN

Pipes are often located in cabinets. When the temperatures drop, it is a good idea to keep these cabinet doors open so that the heat from the rest of the house can keep the pipes warm as well. You should also keep all interior doors open so that the heat can flow throughout the home.

SEAL UP CRACKS AND HOLES

You should caulk any holes or cracks that exist near pipes. This should be done on both interior and exterior walls. Doing so can help keep the cold air out.

APPLY HEATING TAPE

For pipes that are easily accessible, electrical heating tape may be an option to keep them from freezing. This tape can be applied directly to the pipe.

There are two types of heating tape. There is a type of heating tape that turns on and off by itself when it senses heat is needed and another type of heating tape that needs to be plugged in when heat is needed and unplugged when not in use. Much like a space heater, these product’s can be dangerous, so you must follow the product’s direction and safety procedures exactly.

ADD EXTRA INSULATION

Pipes that are located in areas that do not have proper insulation, such as basements or attics, may need extra insulation to keep from freezing. Pipes in basements or attics are not the only ones that may not be properly insulated from the cold. If you have had a problem with pipes freezing anywhere in your home, extra insulation may be the cure.

Pipes can be fitted with foam rubber or fiberglass sleeves to help decrease the chances of freezing. This can be an easy solution for pipes that are exposed, but can get expensive if walls, floors or ceilings have to be opened in order to properly insulate the pipe. Additional insulation can also be added to walls and ceilings to keep the pipes warm.

KNOW HOW TO TURN YOUR WATER OFF

Know what areas of your home, such as basements, crawlspaces, unheated rooms and outside walls are most vulnerable to freezing. Eliminate sources of cold air near water lines by repairing broken windows, insulating walls, closing off crawl spaces and eliminating drafts near doors. Know where the shut off is for every fixture should a pipe burst during a freeze. Make sure everyone in your home, including older kids, know where the main shut off is and how to operate it. Should a pipe burst and start to flood the home, you can be on top of the situation and help stop more damage.

WHEN TEMPERATURES ARE CONSISTENTLY AT OR BELOW FREEZING

If you have pipes that are vulnerable to freezing, allow a small trickle of water to run overnight to keep pipes from freezing. The cost of the extra water is low compared to the cost to repair a broken pipe. Open cabinet doors to expose pipes to warmer room temperatures to help keep them from freezing.

IF YOUR PIPES FREEZE

Shut off the water immediately. Don’t attempt to thaw frozen pipes unless the water is shut off. Freezing can often cause unseen cracks in pipes or joints. Apply heat to the frozen pipe by warming the air around it, or by applying heat directly to a pipe. You can use a hair dryer, space heater or hot water. Be sure not to leave space heaters unattended, and avoid the use of kerosene heaters or open flames. Once the pipes have thawed, turn the water back on slowly and check for cracks and leaks.

WHO TO CALL FOR HELP:

Four Star Plumbing & Air Conditioning at 843.236.7142