Renting and Dealing With Frozen Pipes

The headline on a CBS Chicago website this morning read "Suburban House Fire Caused By Tenant Thawing Frozen Pipes" - Apparently this this guy was in the crawl space using a blow torch. How terribly sad for he and his family.

I noticed the article because we had just spent 13 hours yesterday thawing out our own frozen pipes.  And after reading the article I realized how fortunate we were as we are also tenants but one of us is a contractor who knew what to do. 

In our situation there were several factors that contributed to our freeze up (Extended period of extreme cold for a number of days, high winds, a loss of power and a heating system that did not have anti-freeze).  For several days prior we had 10 degree weather so we were using our wood stove in addition to the heating system to help with the heat as the house is poorly insulated and drafty. 

So on Thursday with news of a Nor’easter coming through we brought in probably 2 wheel barrels full of wood in preparation. We had the place nice and cozy (about 72 degrees).  We also had the thermostat set at 59 (which is the normal set back we use for the night) so when the fire went out, the system would come on. But that apparently never happened.

At some point during the night we lost power - for how long we don’t know.  When we woke up around 5 AM on Friday morning we noticed that the heating system wasn't on at all.  Even after resetting it, it wasn't heating.  RUT-ROW – FROZEN PIPES.

We got the fire going again, but by this time there had been no movement of water in the pipes for some time as we soon heard a BIG BANG. So using commercial grade space heaters we went through the process of heating the pipes in the crawl space as well as using localized heaters up on the first level. All the while it was freezing outside with a wind that had a chill factor of about minus -20! At about 4 o’clock in the afternoon, we finally cut into the wall where the one pipe had burst and discovered that the chase wall between the rooms was without any insulation so we applied spray foam insulation and a heat tape. At about this time as well, we ventured into an area of the crawl space that we’ve avoided as it’s only 8” deep. The copper piping in this area is about 20’ feet long and was laying on the ground and basically had no insulation on it (as it was put down in the 60’s and the insulation on the piping had since deteriorated). This section of pipe by the way had not been replaced when the new heating system was put in as it was in a inaccessible area).

The heaters were put up in this small area in an effort to help thaw the still frozen pipes. At about 6 o’clock PM we were almost at wits end and BJ was just about to cut into the oak flooring which he had been reluctant to do (as it would have surely meant a bigger job than it already was). I was sitting across the room thinking to myself, “watch the heat come one just as he cuts the floor”, and almost at that moment THE HEAT CAME ON - CRAZY GOOD!  And fortunately it was before he cut!

While we lost a day of our real jobs dealing with the freeze up, at least we still had a roof over our heads. Frozen Pipes are nothing to fool around with. You need to know what you’re doing. Spend the extra money to winterize your forced hot water heating system with a proper anti-freeze which will save you tons of money and for some quite possibly their home.

I’m told that the calculation for 20’ feet of ½ inch copper NOT TO FREEZE is for cold water to move a minimum of once every 20 minutes. Insulated or un-insulated, at the extreme temperatures we have had over the last several days it is most likely pipes would freeze when there is no movement of water through them for an extended period.
Just an FYI, we have the ok to make repairs to the house we live in.
*The article that prompted my rant can be found here http://chicago.cbslocal.com/2014/01/02/suburban-house-fire-caused-by-tenant-thawing-frozen-pipes/

Please No TORCHES!

With Old Man Winta right around the corner, we are already hearing about FROZEN Pipes in different parts of the country.  The winters everywhere seem to be getting more severe, but with a little preparation and knowledge, you can save yourself the aggravation, inconvenience and in some cases serious damage to your home from Burst  Pipes. 



 Here are 4+ 1 Tips to get you started!

• Know how to shut-off the water to your home and unhook outside hoses from faucets.
• Place foam covers over outside faucets and crawl space openings.
• Leaving a trickle of water running from a faucet farthest away from the water meter can be helpful.
• You can also wrap insulating material or electrical wire heating wrap around the pipes. This can be purchased at any home improvement store.
• and #5 - Never use a propane torch or an open flame to thaw a pipe due to the risk of igniting wood beams, flooring and other combustible materials around pipe.

Preventative Maintenance is the best medicine when it comes to your home.  I would also suggest that you have in your Phone Book the names and telephone numbers of: a Local Licensed Plumber (recommended to you by someone you know), and good General Contractor (A general contractor could be a Finish Carpenter, a licensed Plumber or Electrician or someone with another specialty, but also has the skill set that allows them to do a variety of projects and is not limited to just one specialty. They usually have the resources and contacts to bring in other specialized help when needed, so having a good GC in your phone book would be a good idea).   

Here is some additional help from State Farm on the subject of Pipes that you may find helpful

(the article below appears at http://learningcenter.statefarm.com/residence/maintenance/preventing-frozen-pipes/index.html: ) 

Your Best Bet: Don’t Let It Happen

There are a number of preventative steps you can take to keep your pipes from freezing. Here are a few simple tips:

Before The Cold

Remember the three central causes of frozen pipes? Quick drops in temperature, poor insulation, and thermostats set too low. You can prepare by protecting your home during the warmer months. Here’s how:

• Insulate pipes in your home's crawl spaces and attic, even if you live in a climate where freezing is uncommon. Exposed pipes are most susceptible to freezing. Remember: The more insulation you use, the better protected your pipes will be.
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• Heat tape or thermostatically controlled heat cables can be used to wrap pipes. Be sure to use products approved by an independent testing organization, such as Underwriters Laboratories Inc., and only for the use intended (exterior or interior). Closely follow all manufacturers' installation and operation instructions.
• Seal leaks that allow cold air inside near where pipes are located. Look for air leaks around electrical wiring, dryer vents, and pipes, and use caulk or insulation to keep the cold out. With severe cold, even a tiny opening can let in enough cold air to cause a pipe to freeze.
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• Before winter hits, disconnect garden hoses and, if possible, use an indoor valve to shut off and drain water from pipes leading to outside faucets. This reduces the chance of freezing in the short span of pipe just inside the house.

When The Mercury Drops

Even if you've taken the right preventative steps, extreme weather conditions can still harm your pipes. Here are a few more steps you can take:

• A trickle of hot and cold water might be all it takes to keep your pipes from freezing. Let warm water drip overnight, preferably from a faucet on an outside wall.
• Keep your thermostat set at the same temperature during both day and night. You might be in the habit of turning down the heat when you’re asleep, but further drops in the temperature – more common overnight – could catch you off guard and freeze your pipes.
• Open cabinet doors to allow heat to get to un-insulated pipes under sinks and appliances near exterior walls.

Before You Leave

Travelling in the winter months might be good for the soul, but don’t forget to think about your pipes before you leave. What can you do?

• Set the thermostat in your house no lower than 55°F (12°C).
• Ask a friend or neighbor to check your house daily to make sure it's warm enough to prevent freezing.
• Shut off and drain the water system. Be aware that if you have a fire protection sprinkler system in your house, it may be deactivated when you shut off the water.

If Your Pipes Do Freeze

What do you do if your pipes still freeze, despite your best preventative measures? First step: Don’t panic. Just because they’re frozen doesn't mean they've already burst. Here’s what you can do:

• If you turn on your faucets and nothing comes out, leave the faucets turned on and call a plumber.
• Do not use electrical appliances in areas of standing water: You could be electrocuted.
• Never try to thaw a pipe with a torch or other open flame because it could cause a fire hazard. Water damage is preferable to burning down your house!
• You may be able to thaw a frozen pipe with the warm air from a hair dryer. Start by warming the pipe as close to the faucet as possible, working toward the coldest section of pipe.
• If your water pipes have already burst, turn off the water at the main shutoff valve in the house; leave the water faucets turned on. Make sure everyone in your family knows where the water shutoff valve is and how to open and close it.

Have a safe and WARM Winter.