Frozen Pipes? Learn What to Do to Prevent a Maintenance Emergency

Winter weather can inflict sudden headaches and added stress for landlords, especially when a resident wakes up to no running water. Even in states with milder winters, sharp overnight temperature drops or surprise snowstorms can strain plumbing systems and expose vulnerable pipe sections.

When water freezes inside a pipe, it expands, placing pressure on joints and fittings. If ignored, that pressure can split a pipe and cause major water damage once the ice thaws. Freezing can affect pipes in unheated areas such as the attic or crawl spaces, leading to significant issues.

Knowing what to do when water pipes freeze and preparing ahead of time is the difference between a minor service call and an expensive emergency requiring a qualified plumber. This article assesses what to do before, during, and after pipes freeze.

Small Prevention Measures

Even in regions where water rarely freezes, it's important to identify and seal any openings that could let in cold air as a part of your regular winter property maintenance. Make sure to inspect doors and windows thoroughly and address any gaps promptly. Below are a few brief steps that can significantly reduce the risk of frozen pipes.

• Keep interior temperatures above 55°F in all occupied and vacant units.
• Open cabinet doors under sinks during cold snaps to encourage warm airflow.
• Ensure exterior and crawl-space vents are closed or insulated, as cold air can lead to insufficient insulation and freezing.
• Communicate with residents early and send reminders to let faucets drip, preferably a cold water drip, during the extreme cold.
• Verify that exposed plumbing found in attics, basements, or exterior walls is insulated or wrapped to prevent freezing.

These proactive measures won’t eliminate every risk, but they reduce your chances of facing a full freeze.

Have Backup Coverage During the Holidays

Notably, frozen pipe emergencies usually happen during the coldest stretches of the year, which is often when many property managers are out of town for the holidays.

If you’ll be away for a stretched period of time, make sure someone you trust can respond on your behalf, whether that’s a handyman, an on-call maintenance tech, or a reliable family member. Quick action can make or break the outcome of frozen pipes when temperatures drop, and having a stand-in prevents tenants from being stranded without water and protects you from a small freeze turning into burst pipes.

A simple backup plan ensures maintenance requests are handled promptly, keeps you compliant with your obligations, and helps avoid costly damage during peak winter weather.

How To Tell if Pipes Are Frozen and What You Should Check First

Before sending a vendor, you’ll want to confirm if your pipes are already frozen or if the issue is something else. Here’s how to safely assess:

1. Confirm Water Flow Issues

Ask the resident which fixtures are affected. If only one area is dry, the freeze is likely localized. If every faucet is affected, the main supply line may be frozen or there may be a municipal outage. Running water issues can also affect those connected to city water supply during extreme temperatures.

2. Ask If Any Faucets Are Dripping

If so, this often indicates ice blockage somewhere in the line rather than a complete freeze.

3. Look for Visible Frost or Condensation

Check these areas for frost or condensation:

• Under-sink plumbing
• Basement ceiling pipes
• Utility rooms
• Exterior wall plumbing areas

If frost is visible, you have likely identified the freeze point.

4. Inspect for Leaks or Bulging Pipes

A swollen section of pipe is a warning sign if your pipes are already frozen. If the resident sees any dripping or pooling water, have them shut off the main water valve immediately and wait for a licensed or professional plumber.

Taking these steps to assess and address frozen pipes promptly can prevent costly damage and ensure smooth water flow during the winter months.

Steps for Property Managers for When Pipes Freeze

If you’re a newer property manager, you may be panicking and asking yourself, “What do I do if my pipes freeze?”

Once you’ve confirmed that a pipe has actually frozen, it’s important to follow a structured response plan. Frozen plumbing can escalate quickly from a minor inconvenience to significant water damage, so the way you act in the first hour will have a huge impact. These steps are for landlords and property managers who need clear, actionable procedures if your pipes are already frozen.

Step 1: Instruct the Resident Not to Attempt Thawing

When a resident reports frozen pipes, your first responsibility is to ensure they stay safe. Many tenants instinctively reach for hair dryers, space heaters, or even a heat gun when they can’t get water to flow. These DIY methods can scorch cabinets, damage pipe fittings, or create fire hazards, especially in older buildings with outdated wiring.

Make it clear that they should stop troubleshooting immediately. Let them know that thawing frozen pipes is not a tenant responsibility and requires professional handling. This protects the resident, your property, and your liability exposure.

Step 2: Determine Whether the Freeze is Localized or System-Wide

Before dispatching a vendor, gather enough information to understand the scope of the issue. Ask the resident which fixtures have lost water pressure and whether the problem is isolated, such as only the kitchen sink, or affecting the entire unit. If neighbors in the same building are experiencing similar issues, the freeze could involve a main supply line.

Clarifying these details helps you determine the urgency, assign the correct vendor, and identify whether other units might soon experience the same problem. A few targeted questions can save hours of diagnostic work later and help you decide if your pipes are already frozen.

Step 3: Reduce Pressure in the Plumbing System

The next step is to advise the resident to gently open all faucets, including both hot and cold. This step relieves pressure throughout the system.

Even if no water is flowing, an open faucet creates a release point that prevents pressure buildup behind frozen sections. Should the pipe thaw suddenly, reduced pressure helps minimize the chance of a rupture. This simple action stabilizes the situation until a licensed professional arrives to ensure that any partial thaw transitions safely.

Step 4: Protect the Property Until a Professional Arrives

If there are signs of a potential burst like bulging pipes, dripping, or pooling water, tell the resident to locate and shut off the main water valve. You may also need them to turn off electricity in areas where water intrusion is possible. Ask them to move belongings away from under-sink cabinets or utility lines to allow plumbers fast access and prevent damage.

Step 5: Dispatch a Plumber Immediately

Frozen pipes require professional tools such as thaw machines, portable pipe heaters, or thermal imaging systems. Attempting to thaw pipes without this equipment can worsen the problem. Licensed plumbers can typically locate the freeze and restore flow in minutes once they arrive.

Step 6: Document the Incident

Record and write down details such as:

• Which fixtures lost water
• Outdoor temperatures at the time of the freeze
• Where the freeze occurred
• Any visible conditions that contributed (e.g. drafts, uninsulated plumbing, malfunctioning heat)
• Repairs needed
• Any actions that you took

This documentation helps inform long-term improvements and keeps owners and maintenance teams on the same page.

Step 7: Schedule Repairs After Thawing

Once the immediate emergency is resolved, identify the underlying cause. This could be poor insulation, drafty foundations, or exposed exterior pipes. Then, you should implement permanent fixes. Frozen pipes nearly always indicate a vulnerable area that needs attention before the next cold snap.

This is also the time to winterize outdoor systems such as sprinkler lines, which are highly vulnerable to freeze damage. Shut off the sprinkler water supply, drain remaining water, and use compressed air to blow out the system to prevent bursts. Check valves and sprinkler heads for cracks or wear, and repair as needed. This will prevent you from a future of assessing whether your pipes are already frozen.

Step 8: Communicate Prevention Guidance to Residents

After repairs are complete, follow up with a winter-weather guide that explains how tenants can help prevent the issue in the future. Include guidance on recognizing early signs of a freeze, how to tell if your pipes are already frozen, what to do if your pipes are frozen, when and how to drip faucets, maintaining indoor temperatures, and reporting potential issues promptly. Communication reduces repeat emergencies.

Conclusion

Taking proactive steps to prevent frozen pipes, such as maintaining warm indoor temperatures and ensuring proper insulation, can save landlords from costly repairs and tenant inconvenience. Quick and informed responses to frozen pipe incidents, including proper communication with residents and swift professional intervention, are crucial in mitigating potential damage.

By implementing these measures and fostering clear lines of communication, landlords can effectively manage winter challenges, ensuring smooth operations and safeguarding their properties.

Curious about the best ways to winterize your rental unit for the colder months? Our Winterization Checklist covers everything you need to know to protect your properties from unnecessary damage during this time of year.

Download the Checklist

FAQs

How can I prevent pipes from freezing in my properties?

To prevent pipes from freezing, keep indoor temperatures above 55°F, open cabinet doors under sinks for warm airflow, ensure exterior vents are closed, and insulate exposed plumbing. Early communication with tenants about dripping faucets during cold snaps also helps.

What are the signs of frozen pipes I should look for?

Signs of frozen pipes include no water flow from faucets, visible frost or condensation on plumbing, and swelling or bulging pipes. If any of these appear, it's important to take action immediately.

How do I confirm if the pipes are definitely frozen?

First, confirm water flow issues by asking residents which fixtures are affected. Check for dripping faucets, frost, or condensation, and inspect for leaks or bulging pipes.

What should I do if a resident reports frozen pipes?

Instruct the resident not to attempt thawing the pipes themselves, as this can cause damage. Gather information to determine the scope of the freeze and reduce pressure in the system by gently opening faucets.

What steps should I take if pipes have burst?

If pipes have burst, immediately instruct the resident to shut off the main water valve and electricity if needed. Move belongings to prevent further damage and quickly dispatch a professional plumber.

Who should I call for professional help with frozen pipes?

Contact a licensed plumber immediately as they have the tools necessary to safely thaw frozen pipes and repair any damage. Tools include thawing machines and thermal imaging systems.

How should I document incidents of frozen pipes?

Document which fixtures lost water, outdoor temperatures, visible conditions, necessary repairs, and actions taken. This record helps inform future improvements and is vital for maintenance planning.

How can I educate residents about preventing frozen pipes?

Provide a winter-weather guide explaining early signs of a freeze, how to keep pipes from freezing, and actions to take during extreme cold. Clear communication reduces repeat emergencies and protects the property.