Winterizing A House In A Freeze-Prone Climate

Freeze damage is rarely about discomfort. It is a plumbing failure, and most of it traces to water sitting in places the heated part of the house does not reach.

Why pipes fail

Water expands as it freezes, and a forming plug pushes pressure ahead of it toward a closed fixture. The rupture often occurs at that pressurized point rather than at the ice.

The break may not be discovered while it is frozen. Damage appears on thawing, when water begins moving through the split at full supply pressure.

That is why an unoccupied house is the higher risk. A leak that would be noticed in minutes runs for days when nobody is present.

Where the vulnerable runs are

Pipes in exterior walls, unheated crawl spaces, attics, garages and cantilevered floor sections sit outside the thermal envelope even while the house is heated.

Hose bibs and irrigation lines are exposed by design. Frost-proof exterior faucets rely on the valve seating well back inside, which a hose left attached defeats.

Air infiltration matters as much as temperature. A crawl space vent, an open foundation gap or a poorly sealed rim joist channels cold air directly onto piping.

What ordinary preparation covers

Common measures include disconnecting hoses and draining exterior lines, insulating accessible pipes in unheated areas, sealing air leaks near plumbing, and keeping heat on throughout the house.

Interior doors to rooms with plumbing on exterior walls are often left open so warm air circulates, and cabinet doors under sinks opened during severe cold.

Shutting off the main supply and draining the system is the more thorough approach for an empty property, and is the standard practice for seasonal homes.

Ice dams are a roof and attic problem

Ice dams form when heat escaping into the attic melts snow on the upper roof, which refreezes at the colder eave and backs water up under the covering.

The cause sits in air sealing and insulation at the ceiling plane, and in attic ventilation, rather than in the roof surface itself.

Removing ice each winter treats the symptom. The underlying heat loss continues and contributes to energy cost as well as to the dam.

Monitoring and insurance

Temperature sensors and water alarms that alert a phone are widely used in properties left unoccupied, because early notice limits how far damage spreads.

Policies commonly address freeze damage in an unoccupied dwelling with specific conditions, such as maintaining heat or shutting off and draining the supply. Terms differ between carriers.

Local practice varies with climate, and building codes and insurance terms change over time. A licensed plumbing contractor and the insurance carrier are the right sources for a specific house.