by Christi Borden
Cold fronts are few and far between here in South Texas. Oh, sure the folks up in Dallas will often get ice, sleet and occasional flurries of the white stuff, but by the time it travels down Hwy 45, we usually get a soggy, windy mess.
Hold on to your hats folks because it looks like we are in for quite a storm. With 100% chance of rain (and it must be serious because our weather experts rarely risk putting themselves out there beyond the usual 35% chance), high winds in the morning expected to be up to 30 mph and temps reaching into the low 30’s by nightfall… Houston, winter has officially arrived.
If last year’s cold fronts taught us anything, we need to protect our property from costly damage due to freezing conditions. I posted information about freezing pipes this time last year and it bears repeating.
This information is taken directly from http://www.tdi.state.tx.us/pubs/consumer/cb011.html
Icy winter weather can cause water pipes to freeze and burst if you haven’t prepared them for the frigid temperatures. Outdoor pipes, pipes in unheated areas, and pipes that run along uninsulated exterior walls are susceptible to expanding and bursting if they freeze. The result can be thousands of dollars worth of water damage to your walls, ceilings, carpets, and furniture.
Prepare for the Freeze
You can protect your home by taking the following precautions to prepare your pipes for a freeze:
- Protect faucets, outdoor pipes, and pipes in unheated areas by wrapping them with rags, newspapers, trash bags, or plastic foam.
- Insulate your outdoor water meter box and be sure the lid is on tight.
- Cover any vents around your home’s foundation.
- Drain water hoses, unhook and store them in a garage or shed.
- Protect outdoor electrical pumps.
- Drain swimming pool circulation systems or keep the pump motor running. (Run the pump motor only in a short freeze. Running the motor for long periods could damage it.)
- Drain water sprinkler supply lines (and cover above-ground piping).
- Open the cabinets under the sinks in your kitchen and bathrooms to allow heated air to circulate around the water pipes.
- Set your thermostat at a minimum of 55 degrees, especially when you’re gone for the day or away for an extended period.
- Let indoor faucets drip, but don’t run a heavy stream of water.
- Make sure you know where your home’s shut-off valve is and how to turn it on and off.
- If you leave town, consider turning off your water at the shut-off valve. Leave your faucets on when you turn the water off to drain the pipes. Make sure you turn the faucets off before you turn the shut-off valve back on.
- If you drain your pipes, contact your electric or gas utility company for instructions on protecting your water heater.
If Your Pipes Freeze
If a pipe bursts and floods your home, turn the water off at the shut-off valve. Call a plumber for help if you can’t find the broken pipe or if it’s inaccessible. Don’t turn the water back on until the pipe has been repaired.
If the pipe hasn’t burst, thaw it out with an electric heating pad, hair dryer, portable space heater, or towel soaked with hot water. Don’t use a blowtorch or other open-flame device. They are fire risks and could produce dangerous carbon monoxide.
Apply heat by slowly moving the heat source toward the coldest spot on the pipe. Never concentrate heat in one spot because cracking ice can shatter a pipe. Turn the faucet on and let it run until the pipe is thawed and water pressure returns to normal.
If You Have Damage
Contact your insurance agent or company promptly. Follow up as soon as possible with a written claim to protect your rights under Texas’ prompt-payment law.
Review your coverage. Most homeowners and renters policies pay to repair houses and replace personal property damaged by the bursting pipes. Most policies also pay for debris removal and for additional living expenses if you have to move temporarily because of damage to your home. If you can’t find your policy, ask your agent or company for a copy.
Homeowners policies may require you to make temporary repairs to protect your property from further damage. Your policy covers the cost of these repairs. Keep all receipts and damaged property for the adjuster to inspect. If possible, take photos or videos of the damage before making repairs. Don’t make permanent repairs. An insurance company may deny a claim if you make permanent repairs before an adjuster inspects the damage.
Most homeowners policies do not cover loss caused by freezing pipes while your house is unoccupied unless you used reasonable care to maintain heat in the building; shut off the water supply; and drain water from plumbing, heating, and air conditioning systems.
Stay warm, Houstonians!