Frozen Pipes Denver: Part One | Plumbline Services

We are constantly asked questions at Plumbline Services about frozen pipes and bursting pipes in Denver so we’re going to answer some of the most common questions and talk about some of the most important things you need to know in a plumbing emergency that involves frozen or bursting pipes. This picture of three frozen cars in a garage always gets people’s attention. This really happened don’t let it happen to you.

1. Do water pipes freeze in Denver? Yes; frozen pipes are a huge problem in the “Denver Metro Area” but they can be avoided.

2. How cold does it have to be for the plumbing pipes in my house to freeze? In Denver plumbing pipes will easily begin to freeze when outside temperatures fall to 20°F or below. The biggest problem is of course with any exposed pipes that come into direct contact with freezing air.

3. I live in a three story Condominium; what happens if my neighbor above or beside me has frozen pipes and they burst? This is a great question! Many people will leave for the holidays and if they haven’t taken the proper precautions to avoid frozen pipes you could have water coming through your ceiling because the people who live above you have a frozen pipe that has burst. This is very common occurrence and cost homeowners in condos millions of dollars every year in Denver alone. This is a question with so many different topics that relate to it, that we'll spend more time on it this winter. You need to check with your HOA because all communities have different ways of dealing with this common occurrence. Let us warn you it can be very frustrating trying to get large groups in condo's and apartments together.  

4. How do we get into the condo above us to stop the water from a burst pipe; when there’s no one home? Call the head of the HOA at your condominium first and the property management company. They are used to these kinds of emergencies, and they're paid by you to deal with them so don’t take no for an answer. Many times a locksmith is called to get into the residence where the problem is coming from.

4. How can we stop frozen pipes from our neighbors in condo’s and apartments from damaging our homes? Get in touch with your condominiums HOA and talk about this at meetings of the HOA. Plumbline Services attends HOA meetings every month in Denver and we have a great presentation that will give you some great tips on how to prevent frozen pipes, and there’s no charge because tis is a serious problem.

5. How long does it take for an exposed water pipe to freeze? As always there are many variables but an exposed pipe in 20 degree’s F can freeze in a matter of hours in the right conditions. The usual time is over a two or three day period with temperatures at or below 20 degrees F in Denver.

6. What is the main reason for pipes freezing and bursting? Ice formation in pipes isn’t always the cause of the problem; expansion of the ice against the wall of the pipe is what causes most pipes to burst after freezing. Expansion of the water inside the pipe causes water pressure to increase between the ice blocking the line and a closed faucet for instance. In most cases a pipe bursts where there was little or no ice. Water Pipes that are protected the entire length by placement within the building's insulation, or by insulating the pipe itself is always the best course of action.

7. What can we do to prevent pipes from freezing? Any pipes that are inside your home and are in proximity to outside walls should be protected by insulation, and any pipes in or near the crawl space under your house should always be protected by insulation as well.

8. Do garden hoses freeze? Yes; always bring your garden hoses outside into the garage, and always remove them from the faucets because they’ll freeze if left attached to the faucets.

9. Should we keep the heat on when we’re away from home? Keep your thermostat set at a temperature that will prevent pipes from freezing when you’re away from home. Preventing pipes from freezing doesn’t come close to the cost of frozen and burst pipes in your home, and take a few moments to open the doors on your bathroom and kitchen cabinets. This small step will many times keep any pipes from freezing because it allows the warm air in your home to come into contact with the pipes in the cabinets.

10. Will leaving a small amount of water running from faucets help? Yes; during extremely cold weather leave a little water dripping from faucets in and around any areas that have become cold during past cold spells.

11. What is the water shut off valve and where is it located? This is the main valve that controls the water coming into your home whether you use city water or you have a well and a pump, this alone is the most important thing to know if you have a plumbing emergency that involves a frozen or burst pipe. You must stop the flow of water to your house immediately by turning off the water shutoff that is in the basement in most homes in cold climates. You must also take the time to find the locations of the shutoff valves for the appliances in your home. The water shut off valve for most faucets is usually underneath the sink, or behind the toilet. Most appliances like clothes washers, and water heaters, are located on or above the appliance, and you always turn the valves clockwise to the off position. Don’t forget the ice maker on your refrigerator it’s usually behind the refrigerator out of site.

Call Plumbline Services in Denver at 303.436.2525 and we’ll send you a complete list of the best ways to avoid all of these problems free of charge.

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