Frozen Pipes

Tips for Preventing Frozen Pipes

Frozen PipesThis week, the temperatures have been in the single digits. We thought we’d share some tips to help prevent damage from frozen pipes, especially  when you’re going to be away from your home for more than a day or two.

Determine where the main water shut-off valve is in the house and how to use it in case pipes freeze and break.

Going to be gone for a few days?
1. Shut off the main water supply before you leave.
2. Have someone you trust check your home about once per week if you are away.
3. If you’re a customer, have the Home Rental Services number handy in case something does go wrong. It’s (913) 469-6633.

If you’re a customer and have a frozen pipe emergency:
We want to make sure to get help to you as soon as possible. You need to call instead of submitting a maintenance request. During our normal business hours, call our office at (913) 469-6633. After hours, call (913) 469-6633, then press 3 and then 1 for our emergency maintenance team.

Preventing Frozen Pipes

Freezing weather may be uncomfortable, but having water lines freeze and break is no fun at all. Frozen water pipes can be avoided with a little planning and a few simple steps. Pipes that freeze most frequently are those that are exposed to severe cold, such as outdoor hose bibs, water sprinkler lines and water supply pipes in unheated interior areas such as basements and crawl spaces, attics, garages or kitchen cabinets. Pipes that run against exterior walls that have little or no insulation are also subject to freezing. (What is a hose bib?)

  • Remove, drain and carefully store hoses used outdoors. Close inside valves supplying outdoor hose bibs. Open the outside hose taps to allow water to drain. Keep the outside valve open so that any water remaining in the pipe can expand without causing the pipe to break.
  • Check around the home for other areas where water supply lines are located in unheated areas. Look in the basement, crawl space, attic, garage, and under kitchen and bathroom cabinets. Both hot and cold water pipes that are near exterior walls should be insulated. A hot water supply line can freeze just as a cold water supply line can freeze. If water is not running through the pipe, and the water temperature becomes cold.
  • Keep garage doors closed if there are water supply lines in the garage.
  • Open kitchen and bathroom cabinet doors to allow warmer air to circulate around the plumbing. Be sure to move any harmful cleaners and household chemicals out of the reach of children.
  • During extreme cold, keep the thermostat set to the same temperature both during the day and at night.  If you will be going away during cold weather, leave the heat set to a temperature no lower than 55ºF.

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