Need Advice for Freezing Pipe Prevention

[Zack Dasbur]

Hi Everyone! 

I have two (built in 2020) townhomes in the same complex. They are both end units adjacent from each other. For the past two years my pipes have froze. Once in year one of ownership for about 48 hours for one unit. Once in year two of ownership for the other unit for about two hours. I called the builder after the first freeze and he insulated the wall and put heat tape on the main shut valve. After the second freeze for the other unit the builder did the same thing. 

I realize both of these freezes shouldn't of happened for new construction, but it seems the builder fixed the temporary issue.  

This is year three of ownership and I have had no issues yet... Both of my tenants are going away for a couple weeks for the holidays. There is cold weather coming up to Christmas, and wanted advice on how to avoid disaster while they are away and no one is monitoring in case a pipe freezes/burst while no one is there. I also don't want to stress out as well during this time. I was thinking about shutting off their main water valve and draining the system for their duration of leave... 

Let me know what you guys would do/have done in a similar situation. 
  

[Nathan Gesner]

Quote from @Zack Dasbur:

This is the builder's fault and they should have fixed the issue. If the walls are properly insulated, you wouldn't have this problem. If he's added insulation and heat tape, you shouldn't have a problem. 

If it's under a sink, you can open the cabinet doors to allow warm air to circulate around the pipes. You can leave water on at a trickle but that can get costly if the Tenants are gone for weeks.

I would recommend shutting off the main, then opening all the taps to let as much water drain out as possible and leave them open to allow for expansion if something freezes. When Tenants get back, they can close the valves and pressure up the water. If there is a leak, they will discover it quickly and prevent too much damage.