Avoiding Frozen Pipes

Frozen pipes can cause pressures to build up inside the pipes in excess of 2000 lbs/square inch, which is more than enough pressure to cause them to burst or split at the joints. Frozen water pipes that burst are an absolute disaster.

Besides water damage there is also the concern for eventual mold and mildew. Often the home occupants have to temporarily move out of the home until the repairs to the home and plumbing system are completed.

Also, in New England, many homes are heated with forced hot water heating systems and require oil and electricity to operate. Loss of electricity during the winter months, even for as short as 24 hours, can easily cause frozen pipes.

Preventing Frozen Pipes

Preventing frozen water pipes really begins during the construction of the home, and fortunately there are many building codes in place to help mitigate the risk of frozen pipes. For example, plumbing supply lines should only be routed in interior walls.

Plumbing supply lines in exterior walls (or in the attic storage space) is a recipe for disaster. In addition, plumbing supply lines running in basement ceilings or near exterior walls should be kept well away from outside vents, walkout doors, and basement bulkheads.

The bottom line, plumbing lines should not be located anywhere near fresh air intake pipes or other locations where they could be exposed to fresh air.

After a home is built, there are limited things that you can do to prevent frozen plumbing pipes, other than to make sure the home is adequately heated and that the pipes are not exposed to cold outside air.

This includes the garage, where heating pipes may be routed for finished rooms above them. It’s always a wise idea to make sure the garage doors stay closed during the winter months whenever possible.

Also, if you are going to be away for a period of time, you may want to allow the faucets to drip ever so slowly. Even the slightest movement of water in the pipes can prevent them from freezing and will help to relieve pressure if they do begin to freeze.

Insulate Suply Lines

In addition, wrapping your basement or crawl space plumbing supply lines in insulation is also helpful. By doing so, you reduce the risk of the pipes freezing, and prevent condensation concerns during the hot and humid summer months.

Also, make sure outside garden hoses are disconnected from hose bibs and that the hose bibs are shut off from inside the home.

Prevent Bursting In the event you do get frozen plumbing lines that have not yet burst, first turn up the heat in the room. Next, if you have access to the frozen line, warm it with a heat lamp or hair dryer. Never use a torch as you could end up burning down your home.

If the frozen supply line is behind a wall, again turn up the heat and use an infrared lamp directed towards the wall (but not too close) to help warm it up and thaw out the frozen pipe. If unsuccessful, you may have no choice but to remove some of the drywall to get to it.

To prevent the pipes from freezing again, insulate around them better. You may also want to apply electric pipe heater tape.

Don't hesitate to contact me if you have questions about frozen pipes by clicking here.

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