A tenant calls early one morning with an urgent problem: they turn on the tap and get a sputter, then nothing. No water comes out. While winters are generally getting milder, with the U.S. experiencing 17 more unfrozen days in 2023 than the long-term average, sudden cold snaps can still catch property managers off guard.
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Learn MoreIt’s the scenario every property manager dreads—frozen pipes in one of your rental units.
Do you know how to respond when pipes freeze at your properties? How can you guide tenants through the situation? What steps prevent frozen pipes from happening in the first place?
Frozen pipes are one of the most common—and costly—winter maintenance emergencies property managers face. In this post, we’ll share 10 essential tips to help you handle frozen pipes effectively and prevent them from freezing in the future.
Important: Property managers should always advise tenants not to attempt thawing frozen pipes themselves. Instead, tenants should contact you immediately through your 24/7 maintenance line so you can dispatch a qualified plumber to address the emergency right away.
How to Diagnose and Respond to Frozen Pipes
When a tenant reports no water coming from their taps during cold weather, guide them through these immediate steps:
- Check other faucets: Test all water sources in the unit
- Ask neighbors: Confirm if it’s a building-wide or isolated issue
- Locate the shut-off valve: Tell tenants where the main water supply control is located
- Look for damage: Check for visible leaks or burst pipe signs
- Shut off water immediately: If there are any leaks to prevent costly water damage
What to Do When Pipes Freeze at Your Properties
Tip #1: Pipes Don’t Always Freeze in the Same Spot
Even if you’ve identified problem areas in your properties before, frozen pipes can occur in unexpected locations. In one case, pipes that had previously burst during extreme cold were wrapped with heating cables—long extension cords that wrap around plastic or metal cold water lines to prevent freezing when temperatures drop. These cables, kept plugged in throughout winter, successfully prevented freezing for an entire season.
However, the following year, pipes froze in a completely different location—underneath a bathroom sink. A quick response with a hair dryer to the affected area thawed it out enough to restore water flow.
Tip #2: A Hairdryer Doesn’t Always Do the Trick
Sometimes what works once won’t work again. When pipes refreeze the next day, the same approach—using hair dryers on suspected blockage areas and placing space heaters under sinks—may not be sufficient.
In these situations, additional heating cables may be necessary. Property managers might need to implement creative solutions, such as cutting access holes through vanity bottoms to fish heating cables down alongside pipes and into basements. While not aesthetically ideal, these emergency measures can keep water flowing until permanent repairs can be made.
Tip #3: The Culprit May Be a Drafty Foundation
Pipes often freeze along exterior walls, particularly where foundations are compromised. Crumbling brick foundations with small crevices allow cold air to penetrate, even when patched with spray foam insulation. Adding fiberglass insulation between pipes and foundation interiors provides additional protection, though it may not completely prevent freezing.
Foundation repairs should be prioritized in spring maintenance schedules to prevent recurring winter pipe issues.
Tip #4: In Sustained Cold, Previously Unaffected Pipes May Freeze
During prolonged cold snaps, even pipes that have never frozen before can become vulnerable. Property managers should proactively communicate with tenants about preventive measures, especially before extended cold periods.
One property manager learned this lesson when a tenant who had never experienced frozen pipes suddenly lost water after a weekend of below-zero temperatures. The oversight? Not advising the tenant to leave water dripping—a simple preventive measure that could have avoided the entire situation.
Tip #5: The Biggest Challenge is When Pipes Freeze Behind a Wall
The most difficult frozen pipe scenarios involve pipes hidden behind walls. When all exposed pipes have been wrapped, heated, and equipped with space heaters, yet water still won’t flow, the problem likely lies within the wall cavity—often along the same exterior wall that’s been problematic.
Standard advice from experienced plumbers includes cranking the heat as high as possible and placing space heaters along the suspected wall. However, even after hours of heating—sometimes bringing units to 90 degrees—pipes may remain frozen.
Tip #6: With the Proper Equipment, a Plumber Can Fix the Problem in No Time
When DIY methods fail, calling a professional plumber is essential. The alternative—cutting into walls to locate frozen pipes—should be a last resort.
Property managers should establish relationships with plumbers who have specialized equipment, particularly thaw machines. During severe cold snaps, these professionals may have extensive waiting lists, but established relationships can help prioritize your emergency calls. With the right equipment, a skilled plumber can thaw pipes and restore water in less than 10 minutes.
Tip #7: A Thaw Machine Will Be Your Lifesaver
A thaw machine is a portable device that plumbers use to thaw pipes quickly. It resembles a car battery with jumper cables extending from either end. One cable connects to an unfrozen pipe section, the other to the frozen section.
Once plugged in and activated, the thaw machine sends low-voltage, high-amperage electricity through the pipe. As frozen sections begin to thaw, warmer water seeps through the ice, accelerating the melting process. Water typically begins flowing from faucets within minutes. These devices can clear lines up to 175 feet long and work on both copper and iron pipes.
While professional service costs several hundred dollars, it’s a worthwhile investment that prevents wall damage and the thousands of dollars in repairs that could result from burst pipes.
Tip #8: Tenants Really Do Need to Run Water During Cold Spells
One of the most effective preventive measures is also the simplest: keeping water dripping during extreme cold. While it may seem like old advice, plumbers confirm this is the most reliable way to prevent pipes from freezing during sustained cold weather.
Property managers should communicate this clearly to tenants before cold snaps arrive. Yes, water bills may increase slightly, but it’s a small price compared to the damage caused by burst pipes. Consider including this guidance in winter maintenance communications or lease agreements.
Tip #9: Hot Water and Salt Can Thaw Drainpipes
For frozen drainpipes specifically, there’s a simple solution property managers can share with tenants: boil a kettle of hot water, stir in a cup of kosher salt, then pour the mixture down the frozen drain. This slurry works like rock salt on icy sidewalks. Repeating this process a couple of times should restore drainage quickly.
Tip #10: Take Steps to Prevent Frozen Pipes—and Have a Plumber on Speed-Dial
Extreme cold presents significant challenges for property managers. Taking every precaution to avoid frozen pipes is essential, but when pipes do freeze, calling a plumber with a thaw machine is the most reliable solution.
Managing Frozen Pipe Emergencies as a Property Manager
For property managers, a frozen pipe is an urgent and potentially dangerous issue that requires a fast response. You need to have a clear plan in place. This includes a list of reliable, 24-hour plumbers who own equipment such as a pipe thaw machine. Using property management software helps you track maintenance requests from residents and dispatch vendors quickly, keeping everyone informed. A quick and professional response not only solves the problem but also builds trust with your residents and owners.
Key Takeaways
- Always dispatch qualified plumbers for frozen pipes—never let tenants attempt DIY thawing methods.
- Establish relationships with plumbers who have thaw machines to resolve emergencies in under 10 minutes.
- Instruct tenants to keep water dripping during cold snaps to prevent pipes from freezing.
- Prioritize foundation repairs and heating cable installation to prevent recurring winter pipe issues.
For property managers looking to better handle maintenance emergencies and communicate with residents, Buildium offers comprehensive tools to manage these situations efficiently. Start your free trial today or give the software a spin with a guided demo to see how property management software can help you respond to emergencies faster and keep your residents satisfied.
Frequently Asked Questions About Frozen Pipes
Will frozen pipes thaw on their own?
Pipes may thaw naturally, but waiting increases burst risk due to pressure buildup. Property managers should take action immediately when frozen pipes are discovered.
Should property managers turn off the main water if pipes are frozen?
Only shut off water if there are visible leaks or burst pipes. Property managers should ensure they know shut-off valve locations for all properties before emergencies occur.
How long can pipes stay frozen before they burst?
No exact timeline exists, but risk increases after 4-6 hours of sustained freezing temperatures. Quick action is essential to prevent bursts.
At what temperature do pipes typically freeze?
Pipes freeze at 32°F, with the highest risk when outdoor temperatures drop to 20°F or below. Research confirms this threshold, noting that freezing in buried pipes did not occur when the pipe temperature was above −1 °C (30.2°F), so property managers should take preventive action when temperatures approach 32°F.
What’s the difference between frozen and burst pipes?
Frozen pipes have ice blocking water flow. Burst pipes have cracks from ice pressure expansion, which occurs because the volume of frozen water is 9% greater than liquid water, creating enough force to crack the pipe, which then causes leaks when thawed.
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