What to do when pipes freeze involves shutting off the water supply, gently thawing the frozen section, and preventing pipe damage or bursting. Frozen pipes restrict water flow and can burst when pressure builds. Acting quickly reduces repair costs, water damage, and disruption, especially during winter cold snaps.

We have seen frozen pipes cause major damage in homes and rental properties every winter. Frozen pipes are not just an inconvenience. They lead to burst plumbing, flooded floors, damaged walls, and expensive repairs. Cold weather does not affect only older buildings. Newer properties with poor insulation or exposed plumbing also face this risk. Landlords, tenants, and homeowners often panic because they do not know what to do when pipes freeze or how fast the situation can escalate.

This guide walks through exactly what to do when pipes freeze, step by step. We explain how to spot frozen pipes early, how to thaw them safely, when to call a professional, and how to prevent frozen pipes in the future.

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What Causes Pipes to Freeze?

Understanding why pipes freeze helps prevent future problems. Pipes freeze when water inside them drops below 32°F (0°C). Expansion happens as ice forms, increasing pressure inside the pipe.

Common causes include:

• Poor insulation around pipes
• Prolonged freezing temperatures
• Exposed outdoor plumbing
• Unheated areas like basements or garages
• Drafts near walls, windows, or crawl spaces
• Water left sitting in pipes for long periods

Pipes located along exterior walls freeze faster than interior plumbing. Rental properties often face higher risk when units sit vacant or heating systems fail.

Signs Your Pipes Are Frozen

Knowing what to do when pipes freeze starts with recognizing the warning signs early. Frozen pipes rarely happen without clues.

Common signs include:

• No water coming from faucets
• Reduced water pressure
• Frost visible on exposed pipes
• Strange smells from drains
• Bulging or cracked pipes
• Whistling or banging sounds in plumbing

Hot water pipes freeze just as easily as cold water lines. Many people assume only cold pipes freeze, which delays action.

What to Do When Pipes Freeze: Step-by-Step Guide

Frozen pipes are a plumbing emergency that require calm, immediate action. Knowing exactly what to do when pipes freeze can prevent burst pipes, flooding, and costly repairs. The goal during a freeze is to restore water flow safely while minimizing pressure buildup inside the pipe.

Follow these steps in order for the best outcome.

Step #1: Identify the Frozen Pipe

The first step in what to do when pipes freeze is identifying where the blockage is located. Signs of a frozen pipe include:

• No water or very low water flow from a faucet
• Frost or condensation visible on exposed pipes
• Unusual smells coming from drains
• Pipes that feel extremely cold to the touch

Frozen pipes are most common in exterior walls, basements, crawl spaces, garages, and under sinks. Turn on faucets throughout the property to isolate which line is frozen. Faucets that do not produce water usually connect to the affected pipe.

Avoid guessing blindly. Accurate identification reduces the risk of damaging the pipe during thawing.

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Step #2: Keep the Faucet Open

Once the frozen pipe is identified, open the affected faucet slightly. This step is critical in what to do when pipes freeze because it allows pressure to escape as ice melts.

Opening the faucet helps in two ways:

• Relieves pressure inside the pipe
• Allows melted water to flow out gradually

Never fully close the faucet during thawing. Pressure trapped behind ice is the primary cause of burst pipes.

Step #3: Shut Off the Main Water Supply if Necessary

If there are signs of pipe damage, such as bulging, cracking, or water leakage, shut off the main water supply immediately. This limits flooding if the pipe bursts during thawing.

Know the location of the main shutoff valve in advance. In emergencies, hesitation wastes valuable time. For rental properties, ensure tenants know where the shutoff valve is located or provide clear instructions.

This step is especially important when learning what to do when pipes freeze in multi-unit buildings.

Step #4: Apply Safe Heat to the Frozen Pipe

Gradually warming the frozen section is the safest way to restore water flow. Start heating at the faucet end of the pipe and work backward toward the frozen section.

Safe heat sources include:

• Hair dryers
• Heating pads
• Portable space heaters (kept at a safe distance)
• Warm towels soaked in hot water

Apply heat slowly and evenly. Rapid temperature changes can crack pipes, especially older or metal plumbing. Never use open flames, blowtorches, or propane heaters. These pose fire risks and can severely damage pipes.

This step is central to what to do when pipes freeze safely.

Step #5: Monitor for Leaks During Thawing

As ice melts, closely monitor the pipe for leaks. Even small cracks can worsen once full water pressure returns.

Signs of leaks include:

• Dripping or spraying water
• Damp walls or ceilings
• Hissing or popping sounds

If a leak appears, stop thawing and keep the water supply turned off. Call a licensed plumber immediately.

Catching damage early reduces water damage and repair costs.

Step #6: Restore Water Slowly After Thawing

Once water flow returns, allow the faucet to run at a low pressure for several minutes. This clears remaining ice and stabilizes pipe temperature.

Slow restoration prevents sudden pressure surges that could stress weakened pipe sections. Avoid turning on multiple faucets at once until the system stabilizes.

This controlled approach is often overlooked in what to do when pipes freeze, but it prevents secondary failures.

Step #7: Inspect Surrounding Areas for Hidden Damage

Frozen pipes may cause damage beyond the visible pipe itself. Inspect surrounding walls, ceilings, cabinets, and floors for moisture or staining.

Hidden leaks can lead to:

• Mold growth
• Structural damage
• Electrical hazards

Early detection limits long-term repair costs and health risks.

What Not to Do When Pipes Freeze

Knowing what to do when pipes freeze also means avoiding common mistakes. These mistakes increase repair costs and safety risks. Avoid:

• Using open flames
• Pouring boiling water directly on pipes
• Ignoring slow leaks
• Leaving frozen pipes unattended
• Turning water back on too fast

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When to Call a Professional Plumber

Sometimes DIY thawing does not solve the issue. Professional plumbers use specialized tools that thaw pipes safely and locate hidden damage. Call a plumber when:

• Pipes remain frozen after heating
• Cracks or leaks appear
• Water damage spreads
• Frozen pipes are inside walls
• Multiple pipes freeze at once

Frozen Pipes in Rental Properties: Who Is Responsible?

Frozen pipes often raise questions about responsibility. Understanding what to do when pipes freeze depends on whether you are a landlord or tenant.

Landlord Responsibilities

Landlords must:

• Maintain plumbing systems
• Provide adequate heating
• Repair burst pipes promptly
• Address insulation issues

Failure to act can violate habitability laws.

Tenant Responsibilities

Tenants must:

• Report frozen pipes immediately
• Keep heat running during cold weather
• Avoid shutting off heat without notice
• Follow property care guidelines

Clear communication prevents disputes.

Also Read: Common Landlord-Tenant Issues and How to Resolve Them

How to Prevent Pipes from Freezing

Prevention costs far less than repairs. Knowing what to do when pipes freeze also means knowing how to stop it from happening again. Frozen pipes often burst when ice expands inside them, leading to water damage, mold growth, and expensive emergency repairs. A few proactive steps taken before and during cold weather can dramatically reduce the risk and protect both residential and rental properties from avoidable damage.

Pipe freezing typically occurs when temperatures drop below freezing for extended periods, especially in areas with poor insulation or airflow. Understanding where pipes are most vulnerable and applying consistent preventive measures keeps water flowing safely throughout winter.

#1. Insulate Exposed Pipes

Pipe insulation sleeves reduce heat loss and help prevent freezing by maintaining warmer pipe temperatures. Insulation is especially important for pipes located in unheated or partially heated spaces such as basements, crawl spaces, attics, garages, and exterior walls.

Foam pipe insulation is affordable, easy to install, and widely available. For extremely cold climates, heat tape or heat cables can provide additional protection by supplying low-level warmth directly to the pipe. Insulating pipes not only prevents freezing but also improves energy efficiency by reducing heat loss from hot water lines.

Priority areas to insulate include:

• Pipes near exterior walls
• Plumbing in garages and crawl spaces
• Basement ceiling pipes exposed to cold air
• Water lines near foundation vents

Consistent insulation significantly lowers the likelihood of needing to react to frozen pipes later.

#2. Seal Drafts

Seal gaps around windows, doors, vents, and wall penetrations near plumbing. Cold air drafts accelerate freezing by rapidly lowering pipe temperatures, even when indoor heating is active.

Use caulk or expanding foam to close small cracks and gaps. Weather stripping around doors and windows adds another layer of protection. Pay special attention to areas where pipes enter the home, such as through foundation walls or exterior siding.

Reducing drafts improves indoor comfort and lowers heating costs while protecting plumbing systems from sudden cold exposure.

#3. Keep Heat Consistent

Maintain consistent indoor temperatures throughout cold weather. Sudden drops in indoor heat increase the risk of pipes freezing, especially overnight.

Avoid shutting off heat completely, even during short absences. When leaving the property unattended, keep the thermostat set to a minimum of 55°F (13°C). This temperature helps maintain warmth around pipes without significantly increasing energy costs.

In rental properties or multi-unit buildings, consistent heating across all units is critical. Vacant units without heat can cause shared plumbing lines to freeze, affecting occupied units as well.

#4. Let Faucets Drip

A slow, steady drip allows water to keep moving through pipes, reducing pressure buildup and lowering the risk of freezing. Moving water freezes more slowly than stagnant water.

Focus on faucets connected to vulnerable pipes, particularly those located on exterior walls or in unheated spaces. Even a small trickle can make a significant difference during extreme cold snaps.

While dripping faucets may slightly increase water usage, the cost is minimal compared to repairing burst pipes and water damage.

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#5. Open Cabinet Doors

Allow warm air to circulate around pipes under sinks by opening cabinet doors, especially in kitchens and bathrooms located along exterior walls.

Closed cabinets trap cold air and prevent heat from reaching plumbing lines. Opening doors during cold nights helps maintain a more stable temperature around pipes and reduces freezing risk.

This step is simple, free, and especially effective when combined with consistent heating and draft sealing.

#6. Drain Outdoor Plumbing

Disconnect garden hoses and shut off outdoor water supplies before winter begins. Drain any remaining water from hose bibs, sprinkler systems, and exterior pipes to prevent ice formation.

If the property has an interior shutoff valve for outdoor faucets, turn it off and open the exterior faucet to drain residual water. Installing frost-free hose bibs adds long-term protection for colder climates.

Outdoor plumbing is among the most common sources of frozen and burst pipes, making this step essential for winter preparation.

How Long Does It Take for Pipes to Freeze?

Pipes can freeze in as little as six hours during extreme cold. Temperature, insulation, wind exposure, and pipe material affect timing. Metal pipes freeze faster than plastic ones. Thin pipes freeze sooner than larger pipes.

Long-Term Damage from Frozen Pipes

Early action limits these risks. Ignoring what to do when pipes freeze leads to long-term damage, including:

• Mold growth
• Structural damage
• Electrical hazards
• Increased insurance claims
• Higher maintenance costs

Insurance and Frozen Pipes

Many homeowner and landlord insurance policies cover damage from frozen pipes. Coverage often requires proof that reasonable precautions were taken. Failure to maintain heat or respond promptly may void coverage.

Winter Checklist for Property Owners

Preparing for winter reduces frozen pipe risks. Proactive steps save money and stress. Checklist:

• Inspect insulation
• Test heating systems
• Drain outdoor lines
• Seal drafts
• Educate tenants
• Schedule preventive maintenance

Common Myths About Frozen Pipes

• Frozen pipes only happen in old homes
• Hot water pipes cannot freeze
• Pipes burst immediately when frozen
• Mild winters eliminate risk

These myths delay action and increase damage.

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