Frozen Pipes: How to Prevent Them and What to Do If a Pipe Bursts
Published
Before the first hard freeze: which pipes freeze first, simple ways to protect them, how to thaw a frozen pipe safely, and what to do in the first hours after a pipe bursts.
How do I keep my pipes from freezing?
Short answer: Before cold weather, drain and store garden hoses, close the inside valve to outdoor spigots and leave the outside spigot open to drain, and insulate pipes in attics, crawl spaces, garages and along exterior walls. On very cold nights, let a faucet served by exposed pipes drip, open sink cabinet doors so warm air reaches the plumbing, and keep the thermostat at the same temperature day and night. If you travel, the American Red Cross says to leave the heat on, set no lower than 55°F.
Does homeowners insurance cover a burst frozen pipe?
Short answer: Often the resulting water damage can be covered, but it depends on your policy. The NAIC explains that homeowners policies cover damage from a "sudden and accidental" discharge from a plumbing system, and that policies generally require you to keep the home at a minimum temperature or shut off the water if it is vacant. If the insurer decides the freeze came from neglect, the damage may not be covered. Check your own policy, and remember that only your insurer decides coverage.
Which pipes freeze first
Water expands as it freezes, and that pressure can break metal or plastic pipes. The American Red Cross says the pipes that freeze most often are those exposed to severe cold (outdoor hose bibs, pool supply lines and sprinkler lines), supply pipes in unheated areas such as basements, crawl spaces, attics, garages and kitchen cabinets, and pipes that run along exterior walls with little or no insulation.
Before the first hard freeze
Disconnect, drain and store garden hoses. Close the inside valve that feeds each outdoor spigot, then open the outside spigot so leftover water can drain and expand without breaking the pipe. Drain pool and sprinkler supply lines following the manufacturer's or installer's directions, and don't add antifreeze unless directed. Add insulation to attics, basements and crawl spaces, and wrap exposed pipes with pipe sleeves or UL-listed heat tape or heat cable (Red Cross). Seal cracks and gaps on the outside of the house and add weatherstripping around doors and windows. Find your main water shut-off valve now and make sure everyone in the house knows where it is.
On very cold nights
Keep the garage door closed if water lines run through the garage. Open kitchen and bathroom cabinet doors so warmer air can circulate around the plumbing, and move cleaners out of children's reach. Let cold water drip from a faucet served by exposed pipes; even a trickle helps prevent freezing. Keep the thermostat at the same setting day and night. If you are going away, leave the heat on at no lower than 55°F (Red Cross). The DC Department of Insurance adds that if a vacant property has no heat, you should shut off the water and drain the system and appliances, and have someone check on the house if possible.
If a pipe is frozen
If you turn on a faucet and only a trickle comes out, suspect a frozen pipe. Keep the faucet open, then warm the frozen section with an electric heating pad, a hair dryer, a portable space heater kept away from anything flammable, or towels soaked in hot water. Never use a blowtorch, a kerosene or propane heater, a charcoal stove or any open flame. Keep heating until full water pressure returns, and check the other faucets in the house, because if one pipe freezes others may too. If you can't find or reach the frozen section, or can't thaw it, call a licensed plumber (Red Cross). Ready.gov also warns never to heat your home with a gas stovetop or oven.
If a pipe bursts: the first hour
Shut off the main water valve right away. If water is near outlets, electrical panels or appliances, stay out of the water and turn off the electricity only if you can do it safely; otherwise call your utility or an electrician. Once it is safe, take photos and video of the damage, the broken pipe and the waterline before anything is moved or thrown out, and keep any receipts. Contact your insurer or agent promptly to report the loss. Many policies also expect you to take reasonable steps to prevent further damage, such as stopping the water and starting cleanup.
Dry out within 24 to 48 hours
EPA says it is important to dry water-damaged areas and items within 24 to 48 hours to prevent mold growth. Mop up standing water, pull wet rugs and pads, and run fans and dehumidifiers. Water often soaks into drywall, insulation, subfloors and cabinets where you can't see it, so a water damage pro with moisture meters can find and dry the hidden wet spots. Keep a record of what was removed and why.
Insurance: what to know before you call
Coverage depends on your policy. According to the NAIC and the DC Department of Insurance, policies commonly cover damage from a "sudden and accidental" discharge from plumbing, but coverage may not apply if the insurer determines the freeze resulted from not keeping the home heated or not winterizing it. Policies differ on whether the cost of fixing the pipe itself is covered, and gradual leaks are treated differently from sudden bursts. Read your declarations page, ask your agent if you aren't sure, and keep your photos and receipts together.
How we can help
ClaimToRepair makes the insurance side easier and gets the repairs done. One licensed local water damage pro can do a free inspection, document the damage with photos and an estimate you can share with your adjuster, and quote the drying and repairs. We don't file, negotiate or adjust claims, and only your insurer decides what is covered. If water is pouring in right now, shut off the main valve and use Get immediate help: the same-day option has a $50 dispatch fee that is refunded if no one arrives the same day and isn't applied to the cost of the job, or you can schedule a visit instead.
Sources
- American Red Cross: Preventing & Thawing Frozen Pipes
- Ready.gov: Winter Weather
- NAIC: Will my homeowners insurance policy cover water damage from a burst pipe?
- DC Department of Insurance, Securities and Banking: If My Frozen Pipes Burst, Am I Covered by Insurance?
- U.S. EPA: A Brief Guide to Mold, Moisture and Your Home
General information only, not legal or insurance advice. Coverage depends on your policy.