Frozen water pipes - how to deal with it

Dallas, Texas
General Real Estate Investing
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Frozen water pipes - how to deal with it

Dan Marl
Member since 2021 · 117 posts · 36 votes

Hello everyone. I have a home for rent in Northern Texas (Dallas) that was built around 2022, and the water pipes are in the attic. I live out of state in a warm place, so I don't have experience with freezing pipes. 

My tenants left for vacation 1 week ago and won't be back for another 2 weeks. Well, the last few days there was a freezing storm that brought the temperature down to 19F for about another 3 days.  The temperature will be above 40 F in 3 days. 

I had my handyman come over to let the faucet drip so the water in the pipes wouldn't freeze. He said no water came out of the faucet, and also said that the tenant had turned off the master water valve before they left. The handyman left the main valve to closed and set the water faucet to a dripping position (with no water coming out)

This is what I think could happen:

1. The tenants turned off the main water valve, then released the water from the faucets - hence no water came out

2. The tenants turned off the main water valve, but the remaining water in the pipes froze.

What should I do in the meantime? What should I do when the tenants come back? 

Do you think I should leave the main water valve closed and the faucet set to the dripping position? When the tenants come back, then have them open the main valve and see if there are any burst pipes in the attic?  

What should I do? 

Thank you

1Reply
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Most Popular Reply

Diego AlvaradoBusiness Member
Real Estate Agent · Flower Mound, TX · Member since 2016 · 298 posts · 140 votes
8mo

Hi @Dan Marl

Once a year we have this situation in Texas, in general pipes burst after a few frozen days.

The winterize process that you should do in vacant homes to prevent plumbing situation is:

- Shut Down Water Line in the water meter.

- Drain pipes, open all faucets (cold and hot).

- Flush Toilets to remove remaining water.

- Protect external faucets with an outdoor faucet cover.

- Keep HVAC running at a minimum of 55F

- Open vanity doors and cabinets where pipes are running.


At this moment don't do anything until temperatures are over 32F for good amount of time. If your handyman won't go to the attic where the lines are running, then you have to find someone else that will be looking at the pipes when you turn on the water lines again.

If you need any referral reach out, I have a few plumbers and handymans that can help you out.

[email protected]214-833-8911
Alvarado Realty Group522 Reviews
WebsiteView Page
3Reply
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  • Kevin Sobilo
    Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
    8mo

    @Dan Marl, a couple thoughts:

    1. Only a portion of the water pipes are in the attic. The tenant turning off water when they leave makes sense for them. Any leak that happens in their absence would only let out the small amount of water inside the pipes. 

    2. Ideally, since they would be away from home they could have opened up water valves throughout the house and gotten water to drain from the pipes that are in the attic. 

    If you only open one valve there still might be sort of a vacuum effect that keeps all the water from draining out. If you open other valves on the other side of the run that goes through the attic then you will break that vacuum. That might be something closest to the water meter or well pump setup. 

    3. If you want to address this issue for the future, insulate those pipes in the attic and add some heat tape. You can get heat tape which is thermostatically controlled to only warm the pipe if its getting close to freezing. 

    2Reply
    • Dan Marl
      OP
      Member since 2021 · 117 posts · 36 votes
      8mo

       Hello Kevin,

      Good idea. I will do all the things you said next time. Right now the freeze is still in effect so I hope the pipes are not cracked. Once the freeze is over, I guess that's when I know for sure. Great point about having two faucets open to remove the vacuum. 

      1Reply
    • Kevin Sobilo
      Realtor · Hanover Twp, PA · Member since 2018 · 3k+ posts · 3k+ votes
      8mo
      Quote from @Dan Marl:

       Hello Kevin,

      Good idea. I will do all the things you said next time. Right now the freeze is still in effect so I hope the pipes are not cracked. Once the freeze is over, I guess that's when I know for sure. Great point about having two faucets open to remove the vacuum. 

      If the pipes are busted, replace the attic sections with pex and try to avoid having any joints. Pex is flexible, so you can get it to make gentle bends without joints.

      Pex typically does not burst even if it freezes. If it does break it is usually at a joint. Even with pex I would still insulate etc to be safe but with any replacement especially in an area prone to freezing pex is better than copper. 
      1Reply
  • Daryl Correia
    Investor · Sebastian, FL · Member since 2019 · 67 posts · 12 votes
    8mo
    Quote from @Dan Marl:

    Hello everyone. I have a home for rent in Northern Texas (Dallas) that was built around 2022, and the water pipes are in the attic. I live out of state in a warm place, so I don't have experience with freezing pipes. 

    My tenants left for vacation 1 week ago and won't be back for another 2 weeks. Well, the last few days there was a freezing storm that brought the temperature down to 19F for about another 3 days.  The temperature will be above 40 F in 3 days. 

    I had my handyman come over to let the faucet drip so the water in the pipes wouldn't freeze. He said no water came out of the faucet, and also said that the tenant had turned off the master water valve before they left. The handyman left the main valve to closed and set the water faucet to a dripping position (with no water coming out)

    This is what I think could happen:

    1. The tenants turned off the main water valve, then released the water from the faucets - hence no water came out

    2. The tenants turned off the main water valve, but the remaining water in the pipes froze.

    What should I do in the meantime? What should I do when the tenants come back? 

    Do you think I should leave the main water valve closed and the faucet set to the dripping position? When the tenants come back, then have them open the main valve and see if there are any burst pipes in the attic?  

    What should I do? 

    Thank you


     Why don't you have your handyman turn the water on and see if there are any leaks?

    1Reply
    • Dan Marl
      OP
      Member since 2021 · 117 posts · 36 votes
      8mo


       Why don't you have your handyman turn the water on and see if there are any leaks?

      The cold spell won't be over until this Tuesday and also the handyman trouble climbing into the ceiling - older age :)
      0Reply
    • Daryl Correia
      Investor · Sebastian, FL · Member since 2019 · 67 posts · 12 votes
      8mo
      Quote from @Dan Marl:


       Why don't you have your handyman turn the water on and see if there are any leaks?

      The cold spell won't be over until this Tuesday and also the handyman trouble climbing into the ceiling - older age :)

       Gotcha, without turning on the water, you really won't know if they did indeed drain the lines after turning the water off or not. Hopefully they did.

      0Reply
  • Diego AlvaradoBusiness Member
    Real Estate Agent · Flower Mound, TX · Member since 2016 · 298 posts · 140 votes
    8mo

    Hi @Dan Marl

    Once a year we have this situation in Texas, in general pipes burst after a few frozen days.

    The winterize process that you should do in vacant homes to prevent plumbing situation is:

    - Shut Down Water Line in the water meter.

    - Drain pipes, open all faucets (cold and hot).

    - Flush Toilets to remove remaining water.

    - Protect external faucets with an outdoor faucet cover.

    - Keep HVAC running at a minimum of 55F

    - Open vanity doors and cabinets where pipes are running.


    At this moment don't do anything until temperatures are over 32F for good amount of time. If your handyman won't go to the attic where the lines are running, then you have to find someone else that will be looking at the pipes when you turn on the water lines again.

    If you need any referral reach out, I have a few plumbers and handymans that can help you out.

    [email protected]214-833-8911
    Alvarado Realty Group522 Reviews
    WebsiteView Page
    3Reply
  • Theresa HarrisPro Member
    Member since 2019 · 15k+ posts · 11k+ votes
    8mo

    Leave it until the tenants are back. Leave them a message and post a big notice on the doors telling them of the problem.  The heat in the house should have been enough to keep the pipes from freezing.  Leave a faucet or two open-eg tub and kitchen sink.

    1Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    8mo

    Hello Diego and Theresa,

    The tenant turned the HVAC off so it could be colder than 55 F inside the house.  At this point, I am just hoping for the best and will wait for the tenants to come back home and when the temp is above 32 F, then turn on the main valve. 

    0Reply
  • James Mc Ree
    Rental Property Investor · Malvern, PA · Member since 2016 · 1k+ posts · 936 votes
    8mo

    Turn the HVAC on!

    1Reply
  • Dan Marl
    OP
    Member since 2021 · 117 posts · 36 votes
    8mo

    James,

    The handyman just told me that the HVAC was set to 70 F, so that's a relief. 

    0Reply
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