Protect Your Pipes This Winter

No one would argue that 2011 has gotten off to a cold, snowy and icy start.  Even here in the South, temperatures are well below normal and we have seen more of the white stuff than we are used to.  At times like this it is essential to protect ourselves, our pets and yes, our homes from the cold.  Burst water pipes are one potential casualty of sub-freezing temperatures.

Adequate attention must be paid to this issue.  Fortunately, while water will freeze at 32° F (0° C), pressure build-up in water piping normally does not reach the bursting point until the water temperature drops well below freezing for an extended period. But appliance components, defective fittings and valves are vulnerable to damage whenever water begins to freeze.

A burst water pipe can cause substantial damage, especially in an unoccupied house. Your homeowners insurance policy may require that the plumbing system be winterized if the house will be unoccupied or vacant for an extended period. If this requirement is not met, policy coverage may be terminated.

Certain design and construction practices and cold weather maintenance procedures can help minimize the possibility of pipe freeze-up in cold weather.

• Unprotected piping should not be installed in exterior walls or unheated areas (attics, crawl spaces, garages, etc.).
• Freeze-proof exterior faucets should be used.
• Shut-off valves and drains should be provided for all seasonal equipment (pool, irrigation system, etc.).
• Any piping in unheated areas, including exposed water service lines, should be freeze-protected (insulated, wrapped with heat tapes or otherwise protected for cold temperatures that may lead to freeze-up).
• All exterior walls, etc., that contain piping or that are adjacent to plumbing components, particularly overhangs on the north and windward sides of the house, should be insulated, caulked and weatherstripped.

Seasonally, homeowners in areas subject to cold weather should:

• Disconnect and drain all exterior hoses.
• Shut off the interior supply line valves and open and drain standard type exterior faucets.
• Close and drain freeze-proof type exterior faucets. Confirm that the interior end of the supply line that may still contain water is in a heated area; otherwise, this line must be drained or be freeze-protected.
• Winterize all exterior and seasonal fixtures and equipment.
• Keep interior doors open to rooms with plumbing lines or fixtures in extreme cold weather.
• If the crawlspace is dry and heated, it may be safe to close off crawlspace vents. However, check conditions regularly for any signs of moisture buildup.
• Drain standing water in condensate pumping equipment (air conditioning) drain lines.
• Let water "trickle" from faucets connected to lines that may be subject to freeze-up in extreme cold situations. Make sure the drain line is clear. Monitor conditions regularly.

If your house will be vacant or closed up for vacation periods or will otherwise be unoccupied during cold weather, special precautions must be taken. Ideally, the heating system should be left on, although turned down to a relatively low setting, as the lack of heat for extended periods can have an affect on finishes and other house components not designed for extended cold weather exposure. But if the heat will be turned off, all plumbing and water-based heating systems or appliances will need to be drained and winterized.

If the house will only be partially winterized for short-term vacancies due to the cost or other factors, and a heat supply is still available, then at the very least the following precautions should be taken:

• Have someone check the house and all components at least daily to confirm heat is on and no damage has occurred.
• Confirm there is an adequate supply of fuel oil or LP gas for the required heating period when applicable. (Non-payment of bills may mean loss of service.)
• Ensure heat flows to all areas of the house (all registers/radiators are working and interior doors are open).
• Drain exterior and seasonal plumbing lines and fixtures; winterize as needed.
• Protect any exposed sections of piping from freeze-up by insulating and/or add heating cables if possible and necessary.

Then put your feet up and dream of Spring!