With this morning’s single digit temps in the Charlottesville area, our thoughts quickly turn to a topic on everyone’s minds this time of year – how to make sure your pipes don’t freeze.
When temperatures plummet, the risk of your pipes freezing and bursting skyrockets. In fact, burst pipes are one of the most common causes of property damage during frigid weather and can cause thousands in water damage — easily $5,000 or more, according to the Insurance Institute for Business and Home Safety (PDF).
The pipes most at risk are those in unheated interior spaces such as basements, attics, and garages. But even pipes running through cabinets or exterior walls can freeze. The good news is there are some simple things you can do to keep your water running and your house dry.
It is a common misconception that frozen pipes are an issue only for homes in typically cold climates. The homes that are actually more vulnerable to frozen pipes are those in typically warmer climates, like ours in the Charlottesville area, because the pipes may not be properly insulated against frigid temperatures, or they may be located in unprotected areas (or even outdoors). Abnormally cold weather puts these pipes at risk.
One simple fix is pipe insulation, which can cost as little as 50 cents per linear foot at your local hardware store. Use the pipe insulation liberally to protect any vulnerable pipes.
How to Beat the Freeze
Once the temperature starts dropping outside, you should take measures inside to keep your pipes warm and water running. Research conducted by the Building Research Council at the University of Illinois shows that the “temperature alert threshold” is 20° F, especially if you have uninsulated pipes running through an uninsulated space.
Some of the steps experts recommend may go against your better instincts of conserving water and heat, but the extra expense is nothing compared with a hefty repair bill. Here’s what to do:
* Keep garage doors closed, especially if there are water supply lines in the garage.
* Open kitchen and bathroom cabinet doors to allow warmer air to circulate around the plumbing, especially if your sinks are on an exterior wall. (If you have small children, be sure to remove any harmful cleaners and household chemicals.)
* Let the cold water drip from a faucet served by exposed pipes. Running water through the pipe— even at a trickle — helps prevent pipes from freezing.
* Keep the thermostat set to the same temperature during day and night. Again, during a cold snap is not the time to set back the thermostat at night to save a few dollars on your heating bill.
If you plan to be away during cold weather, leave the heat on in your home, set to a temperature no lower than 55° F.
- For the long term, add insulation to attics, basements, and crawl spaces. Insulation will maintain higher temperatures in those areas. And to prevent drafts, seal cracks and openings around windows, doors, and at sill plates, where the house rests on its foundation.
Difference between drain & water supply pipes
Wherever you live, you need to worry only about the water supply pipes, not the drain pipes. Water pipes are small, only about 1 inch in diameter or smaller. Drain pipes are 1 1/2 inches and larger and are usually made of plastic. Drain pipes carry waste water, but they do not hold water and are not pressurized like water pipes, so freezing inside drains is not a concern.
Seal up Cracks and Holes
Seal gaps around holes where pipes run through walls or floors, especially where the hole is letting in cold air. Use caulk or spray foam insulation (such as Great Stuff) to fill the gaps. If possible, seal holes on both the interior and exterior side of wall or floor. Cold outdoor air that gets in through holes and gaps can make a cabinet compartment, which is usually pretty cold, even colder.
Apply Heating Tape
Heating tape works like an electric blanket for pipes, supplying heat directly to the pipe to keep it warm curing cold spells. This can be a good solution for short sections of pipe that are at high risk for freezing and are easily accessible so you can install the tape and can monitor it for problems.
There are two types of heating tape. One type turns on and off by itself when it senses heat is needed. The other type must be plugged in when heat is needed and unplugged when not in use; it does not have an automatic or manual on/off switch. Much like a space heater, these products can be dangerous, so you must follow the product’s direction and safety procedures exactly.
How to Thaw Frozen Pipes
If you turn on a faucet and only a trickle comes out, you may well have a frozen pipe. It’s always better to err on the side of caution if you suspect the pipes are frozen.
Be careful when thawing them out because if the pipe has already burst, the water will come flowing out and flood your home.
If a pipe has broken, turn off the water at the main shutoff valve, which is usually at the water meter or where the main line enters the house. If the water is still running and no pipes have burst, you can take the following steps. (Of course, if you suspect a more serious problem, call a plumber.)
* Turn on the faucet. As you heat the frozen pipe and the ice plug begins to melt, you want the water to be able to flow through. Running water through the pipe, as cold as it is, will help melt ice in the pipe.
- Apply heat to the section of pipe using an electric heating pad wrapped around the pipe, an electric hair dryer, or a portable space heater (kept away from flammable materials), or by wrapping pipes with towels soaked in hot water. As tempting as it may be, do not use a blowtorch, a kerosene or propane heater, a charcoal stove, or any device with an open flame; the high heat can damage the pipes or even start a fire.
* Apply heat until full water pressure is restored. Check all other faucets in your home to see whether you have additional frozen pipes. If one pipe freezes, others may freeze, too.
* Call a licensed plumber if you are unable to locate the frozen area, if the frozen area is not accessible, or if you cannot thaw the pipe.
