If Freezing Weather Ends Up Affecting Your Pipes,
Here are a Few Things You Can Do
Frozen plumbing is normally not an issue Austinites often have to worry about; however, homeowners and renters alike should take steps now to protect their property over the next few days of bitterly cold weather. The City of Austin offers these tips for protecting your pipes:
Prepare for Freezing Weather
-Wrap all exposed pipes located outside or in unheated areas of the home.
-Remove garden hoses from outside faucets. Insulate outside faucets with Styrofoam covers, rags, or paper.
-Cover vents around your home’s foundation.
-Know where your property owner’s cut-off valve is located and how to use it. Apply oil such as WD-40 to the cut-off valve before operating to prevent the valve from breaking. The valve typically is located adjacent to the water meter box under a 6″ metal lid.
In Weather Below 32 Degrees
Drip outside faucets 24 hours-a-day (5 drops a minute). This is not necessary unless temperatures are expected to be 28 degrees or below for at least four hours. (Be sure to turn off the faucets after the threat of freezing weather.)
-Open cabinet doors under sinks adjacent to outside walls.
-In unheated garages, shut off water to washing machines. Water softeners should be drained and protected from freezing temperatures.
-During sustained subfreezing weather events, let water drip slowly from inside faucets.
-Take extra precautions to protect pipes that have frozen in the past.
If You Won’t be Home
-Shut the water off at the property owner’s cut-off valve.
-Drain all outside water faucets if your house will be unoccupied for several days (leave outside faucets open).
-Or leave the home heating system on at a low setting.
-Open cabinet doors under sinks adjacent to outside walls.
Irrigation (Watering) Systems
Austin Water encourages all customers to turn off irrigation systems during the winter months to help conserve water. However, businesses that continue to operate landscape irrigation systems are asked to shut their systems off to prevent icing over pedestrian areas and damage caused by freezing conditions.
Extended Power Loss
In the event of an extended period of power loss during freezing temperatures, you will need to turn off and drain your tankless water heater if it is mounted outside or in a non-insulated area.
To do that you will need to do the following:
1. Shut off incoming cold water (blue) (Fig.1)
2. Pull on the temperature and pressure relief (TP) valve so that it is straight. (Fig. 2)
3. Unplug the unit or turn off the breaker to the unit to prevent power surge when power is restored.
Fig. 1
Fig. 2
PLEASE NOTE: it is only necessary to shut off and drain tankless water heaters in the event of extended power loss during freezing temperatures. It is not necessary to turn off gas as it will not come on without water actively moving through the system.
Renters
Renters and tenants may be responsible for personal property damage caused by broken water pipes during severe weather conditions. Residents should contact property managers or their landlords or maintenance personnel to locate the property owner’s water cut-off valve and find ways to avoid pipe breakage during a freeze.
What to do if your pipes burst
If a water line breaks and the cut-off valve does not work or the customer is unable to locate or operate the valve, Austin Water is available to turn off the water. Call Austin Water’s 24-hour emergency hotline at 512-972-1000.
Source: Austin Water
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About the Author
Marcus Roper
Broker Associate / Compass Real Estate
Principal / The Westhorn Group
Marcus began his career as a real estate analyst at Goldman Sachs in Dallas, Texas. His team was responsible for the investment of Goldman’s capital into real estate portfolios.
Marcus has since then established himself as a Realtor® & Broker in the Western areas of Austin, specializing in high-end new construction, boutique listings, staging & design, and a seamless client experience.
Marcus enjoys viewing and playing live music, exercising on Town Lake, and playing golf at Barton Creek & Austin County Clubs.
