How to prevent freezing pipes in the winter: A complete guide

Cold weather can be unpredictable, no matter where you live. While winter may bring seasonal fun, it also brings the risk of frozen pipes, a costly and disruptive problem for residents across every type of community.

When temperatures drop, water inside pipes can freeze, expand, and cause pipes to burst. The result can be thousands of dollars in property damage, mold growth, loss of personal belongings, and in community settings, widespread impact on neighboring units or shared infrastructure.
 

Understanding the risks of frozen pipes

Before diving into solutions, it’s important to understand why frozen pipes pose such a threat. When water freezes, it expands, exerting enormous pressure on pipes, whether they’re made of metal or plastic.

Frozen pipes are most likely to occur in areas exposed to cold air, such as:

• Outdoor hose bibs, swimming pool lines, and irrigation systems
   
• Pipes in unheated interiors (basements, attics, crawl spaces, garages, kitchen cabinets, or exterior walls)
   
• Heating system water lines (in buildings, these often run through baseboard pipes and circulate throughout the building)

In multifamily buildings, a single burst can damage multiple floors. In HOA communities, damage can spread to shared spaces or neighboring homes. In either case, insurance claims can raise deductibles and repeated claims can even jeopardize the community’s ability to renew coverage.
 

Tips to prevent pipes from freezing: Everything residents should know

1. Keep heat on

   Set your thermostat no lower than 63°F (17°C) in buildings and 55°F (13°C) in single-family homes, even if you are going away on vacation and the unit will be vacant for an extended period of time. The zone valve needs to cycle on and off regularly to allow water to flow through the pipe to prevent ice. And it goes without saying that you should never turn the thermostat completely off.
    

2. Close windows and doors in freezing weather

   When cooking or doing activities that make your home feel too warm, it can be tempting to crack a window or open a patio door to let in fresh air. This should never be done in below-freezing temperatures. Even a small opening can freeze pipes within minutes. Cold air is heavier than warm air; even if a window is several feet above the floor, the cold air will sink, travel to the floor, and freeze water lines nearby. A gap of just one inch is enough to cause freezing within minutes.
    

3. Avoid propping open common area doors

   In buildings, this includes stairwell and hallway doors, as pipes in these areas can freeze quickly. In HOA communities, leaving garage or clubhouse doors open for convenience can have the same effect. These areas often contain uninsulated pipes that can freeze rapidly. For example, while working out in a gym or clubhouse, it might be tempting to open a door to cool down, but doing so can trigger pipe freeze and costly damage. If the space feels uncomfortably warm, speak with your community manager about adjusting the thermostat instead of introducing cold air.
    

4. Insulate vulnerable pipes

   Pipes in unheated spaces are most at risk. Use pipe insulation (foam, rubber, or fiberglass sleeves) on any pipes in basements, attics, garages, crawl spaces, or exterior walls. Insulation is inexpensive, easy to install, and can significantly reduce the risk of freezing.
    

5. Seal drafts

   Cold air can enter through gaps around windows, doors, and where pipes enter your home. Use caulk or weatherstripping to close gaps around doors, windows, and pipe entry points. Pay special attention to areas where plumbing runs through exterior walls.
    

6. Keep warm air circulating

   Pipes under kitchen and bathroom sinks are often located against exterior walls. On extremely cold nights, open cabinet doors under sinks on exterior walls to let warm air reach pipes.
    

7. Let faucets drip

   Allow a trickle of water to run from faucets connected to vulnerable lines. Moving water is less likely to freeze.
    

8. Disconnect and drain outdoor lines

   Before the first hard freeze, remove garden hoses, shut off outdoor water valves (if possible), and drain the lines.

Special considerations for buildings

• Keep furniture and window coverings from blocking or covering baseboard heaters. This can channel cold air down the wall and freeze the water lines.
   
• Be familiar with your unit’s water shut-off valves for quick action in an emergency. Shut-off valves are usually located at the pipe’s entrance to and exit from your suite.
   
• Stay informed by keeping an eye on your building’s communication channels. The management team will often send a quick note when extreme cold is on the way as a reminder to do your part in preventing frozen pipes.

Special considerations for HOA single-family homes

• Add extra insulation to attics, crawl spaces, or other unheated areas.
   
• If leaving for an extended period, turn off and drain the water system, open faucets, flush toilets, etc.
   
• Arrange for a neighbor or friend to check your vacant home periodically.

Insurance and responsibility

Review your governing documents and your personal insurance policy. Some communities can charge back the deductible if an owner’s actions or negligence cause damage.

To better understand how you are covered as an owner or tenant, review your insurance coverage through a consultation with your broker. Of course, you should have a policy that covers any damage to your personal possessions like furniture due to water damage.   

Additionally, your personal insurance policy should include coverage for alternate accommodation in the occurrence you can’t live in your home while repairs are taking place.
 

A group effort

Protecting pipes is not just an individual responsibility, it requires the cooperation of all residents. By following these preventative measures and staying informed, communities can avoid costly damage and ensure a safe, warm winter for everyone.

For more information on how FirstService Residential can help you prepare your community or building for winter, contact us.

Please note that in this article, we often mention HOAs, which are the most common residential community association structure across the US and Canada. And yet, these best practices should provide helpful guidance for other community types too, including condominiums, cooperatives, and strata corporations too.