Cold weather is a big problem for home and property owners-
especially if you’ve moved and your home is setting
empty. Why? PLUMBING!
If your home gets too cold, the water in your pipes can
freeze overnight and then burst in the day when it warms
back up. This leaves the potential for extensive flooding
and water damage to your home. The pipes you need to be
most concerned about are those that have the most exposure
to the cold -- outdoor hose faucets, swimming pool supply
lines, underground sprinkler systems, and plumbing in unheated
basements, crawl spaces, attics and garages. Pipes that
run against exterior walls are also at risk.
What to do…
When it’s cold outside, you should periodically check
all the faucets in your home. If it doesn’t work or
water is just a trickle you may have frozen water in your
pipes. Attempt to locate the frozen area by looking in the
area most likely to freeze- i.e. the coldest. Use a heat
lamp, space heater, hair dryer or electrical heat pad to
begin to thaw out the pipes. Remember to keep the faucet
open as you work. That's because running water will help
melt the ice faster. Apply heat until full water pressure
is restored, then consider going to your neighborhood hardware
store to purchase insulation for the areas of the pipe that
froze (to help prevent it from happening again).
DO NOT use any sort of blow torch or open flame to warm
the pipes. I can not stress this enough, so let me say it
again. DO NOT use an open flame. First off, an open flame
is a fire hazard and if you are working in a confined area
there is a threat of carbon monoxide poisoning. Every year
there is a story in the news of some person burning down
their home or suffocating themselves to death while working
on frozen pipes.
The second reason not to use an open flame is if it gets
too hot you can melt your pipes (especially PVC plastic
pipes). Third, too much heat too quickly creates the potential
for an explosion. That’s because water expands as
it gets hot. A blow torch or other device will cause the
water to boil, and boiling water trapped in the middle of
a frozen pipe has no place to expand- so it explodes.
The last piece of advice is always the best... If you fail
to unthaw the pipe, call a licensed plumber before the pipe
breaks.
How to keep it from happening…
- Your home should have inside valves on your outdoor water
supply lines. Close them, then open the outside faucet and
let the water drain. Leave the outside faucet open all winter.
- Drain and store outside garden hoses.
- If you haven’t already done so, drain the water
from your swimming pool and lawn sprinkler system. As mentioned
above, insulate plumbing that's most susceptible to freezing.
You can find supplies at your local hardware store, Home
Depot, or Lowes.
- During severe cold weather, let the faucets drip. Although
it's no guarantee, even a trickle of water can help prevent
pipes from freezing and an open faucet gives the water someplace
to run once it starts to warm up.
- Keep the home temperature set to no lower than 55 degrees
Fahrenheit. I know it’s tempting to turn the thermostat
down when you leave town for a few weeks or if you have
an unsold home that is setting empty, but the higher heat
bill is quickly offset by the cost of repairing a pipe and
cleaning up water damage.
- Lastly, if you experience flooding or water damage from
a broken pipe, be sure to watch the home for mold or mildew.
Black mold can be a serious after effect to a flooded home
that’s far worse to deal with than the actual water
damage.
About The Author
Darin "Sid" Cameron currently works for the
STLagent Team of Real Estate Consultants in St Louis, MO.
He publishes The St Louis Real Estate Blog on his website
at: http://www.stlagent.com.
Mr. Cameron also moderates the St Louis Community Forum
Message Board at: http://www.stlagent.com/forum.
