How to keep pipes from freezing

Question

Hello, BP'ers.

I bought a 4plex last week, and only one unit is occupied. I'm rather new to REI and I'm seriously worried about pipes freezing. I can't shut the water off because of the family living there. The utilities are not on in the remaining units--nor can I have them turned on any time soon. Aside from wrapping the pipes that I can see with insulation and letting the pipes drip, is there anything else that I can do?

hashtag.prayin'

Steve Babiak · Answer

Each unit should have shut off valves for the various faucets, otherwise you have to shut off the whole house to fix a faucet.

You still have to drain the water from the pipes. If you have the proper shut off valves and they are properly installed, there will be a bleed device for that purpose.

You then have to put RV anti-freeze into the traps.

Your safest bet is to have a plumber in to check things out.

Douglas Larson · Answer

Hi @Jenna Stonecipher

Just wanted to add my 2 cents for future reference. I had pipes freeze and split in 5 places in a rental house in Logan, Utah last month. The plumber who fixed the pipes said that leaving a couple faucets on just the smallest trickle and the heat on to at least 55 degrees would have saved the pipes. Yes, it might have cost $100 or so for heat and wasted water over the week that the home was vacant but my bill for the plumber was $750, not to mention the sheetrock repair and carpet cleaning.

He said that just shutting off the water would not have prevented the issue because there would still have been water sitting in the pipes, waiting to freeze. If a home will be vacant for a long time during winter it is wise to have a professional "winterize" the home with water shut-offs, blowing air through the pipes, and antifreeze added to all the drains.

Hope that helps you and others in the future.

John Moore · Answer

Keep your cabinet doors open in the kitchen under the kitchen sink as well as the vanity doors in your bathrooms; if it is very cold allow sinks to drip.  Home Depot and Lowe's has insulated pipe wrap which might also help for exposed pipes in basements and crawlspaces.   You should be able to isolate the apartment if you can't it would be a good idea to have your plumber provide this convenience.  As well as follow all of the above suggestions.

Eric Belgau · Answer

If the water is metered separately into each unit, you should be able to shut off the water to the unoccupied units.  If the unoccupied units are very cold and there's a way to get power into them, it can be helpful to run a heat lamp on the main supply line where it comes into the unit.

When you wrap the pipes, check the R-value of the product you're using and make sure you're using the one that provides the most protection.  There's a huge variance in the insulating value of the various products on the market, and it's not always tied to price.

Michael Herr · Answer

The damage has been done: asking how to keep them from freezing is useless,  unless you are curious what you should have done,  or what you can do before next winter.

No use worrying about frozen pipes now. They are already frozen,  or will be fine.

At this point monitor them closely.  It ia possible to find a leak once they thaw.

Weeks/months ago was the correct time to worry.

Since this a is temporary (heat will be on by next year), use space heaters to thaw or prevent freezing if you can get power from a common area.

I insulate pipes in semi-heated areas,  and use heating cable covered in insulation wherever I have pipes in unheated areas. I just went through much lower temps and all my pipes were fine.

Stephen Doyon · Answer

@Jenna Stonecipher

If the units haven't had utilities in almost 2 years, I have to think that the damage would have already been done and any frozen and busted pipes and resulting water damage would be apparent now.  Like @Steve Babiak

said above, definitely look for those shutoffs.  You might get lucky and find that someone already shut them off and drained the pipes for you.  I would definitely make sure there is antifreeze in all the traps too as you don't want any sewer gas seeping into those units either.  :-)

Kevin Perk · Answer

This is why you need to get the heat working! :)

Not really much you can do with the situation you are in.  That older building likely does not have individual shut off valves and turning off the water at the street will shut off the water to your only tenant.

With the temps we just had and the duration of those temps I bet you will have one or two (I am up to six so far) that bust.  Ask you tenant to call you immediately if he hears running water or sees water where it should not be.

It will not be that big of a deal if you catch it quick.  Just shut off the water at the street and a good plumber can have things patched up pretty quickly.

Good luck,

Kevin

Bill S. · Answer

Not every pipe that freezes breaks. Water flows when it warms up again. If you truly are concerned you need to get the individual units isolated like @Steve Babiak said BEFORE it warms up or you will have water damage to deal with on top of damaged pipes.

Jenna Stonecipher · Answer

@Nicole Williamson I am in TN, and normally this wouldn't be a concern. However, that "polar vortex" has thrown us for a tizzy.

I went home on my lunch break and checked. The pipes for the downstairs units are definitely frozen. Temperatures are supposed to rise after tonight (low of 30).

With pipes bursting, is it something that either happens or not--or is it something that happens after extended periods of freezing? This is rather new for me. I watched that youtube video that a fellow BPer posted today in the forums and it has me shakin' in my boots!

About the utilities: these units haven't had utilities in almost 2 years. After a year, the utility company requires air pressure tests, permits, meter/safety checks and who know what other hoops I'll discover and jump through. We are working on getting through the process but in no way will we have utilities on in these units before it warms up.

Nicole A. · Answer

Congratulations on your purchase! Is it in TN? If it is, I personally don't think your pipes will freeze, but I do understand the concern.

Why can't you get power turned on any time soon?

But yes, definitely do as suggested and turn off the water, if possible, and turn on the faucet until the water drains out. Wrap any pipes you can. Heat from the common areas and the one occupied apartment may be helping a bit as well.

How to keep pipes from freezing

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