Quick answer
If a faucet only trickles in freezing weather, a pipe is probably frozen. Leave the faucet open, find the main shutoff in case the pipe has cracked, and warm the frozen section slowly with towels soaked in hot water. Never use a torch or any open flame. If you cannot find or reach the frozen section, call a plumber.
Why cold snaps matter in northwest Washington
Cold air does not arrive evenly across our four counties. Northern Washington, including the Bellingham and Lynden area, gets what are mainly called outflow winds, when cold arctic air from the interior of British Columbia flows through canyons and passes in the Coast Mountains and across to the coast. This is commonly referred to as Fraser outflow, after the Fraser River Valley.
A news report of a mid-January event in Whatcom County described a biting northeast wind called a Fraser Outflow, with gusts over 50 mph in northwest Whatcom County, and Bellingham airport lows of 3, 9 and 7 degrees Fahrenheit that broke records dating to 1950 and 1963. A December 2013 forecast described strong, gusty winds near Bellingham and the San Juan Islands at the outflow of the Fraser River Valley, with highs only in the low 30s.
Freezes are not limited to the north. During a December 2013 cold snap with five days below freezing, The Daily Herald reported 63 broken-pipe calls in one Snohomish County fire district over four days.
These are examples, not a forecast or a rule for how cold a given winter will be. The practical point is that wind and extended cold are hard on pipes in exposed places, so prepare before the forecast says freeze.
Where pipes freeze first
Freezes tend to start in unheated or exposed spaces. The Red Cross lists likely spots against exterior walls and where the water service enters through the foundation. Check these places in your home:
- Crawl spaces and areas under the house, especially with vents open to the wind.
- Garages and unheated utility rooms where water lines run.
- Pipes in exterior walls and under kitchen and bathroom sinks on outside walls.
- Outdoor hose bibs, irrigation lines and backflow devices.
- Attics and any pipe near a gap or draft.
Prevention: what to do before the freeze
Most of the prevention list comes from the Red Cross and Snohomish County PUD, and it is mostly inexpensive.
- Disconnect and drain garden hoses. Close the indoor valve that feeds each outdoor faucet, then open the outdoor faucet to let remaining water drain.
- Winterize irrigation systems and drain swimming pool and sprinkler supply lines per the installer's directions. The Red Cross says not to use antifreeze unless directed.
- Insulate hot and cold pipes in unheated areas such as garages, crawl spaces, attics and under cabinets, using pipe sleeves or UL-listed heat tape or cable installed per the maker's directions.
- Wrap outdoor faucets and backflow devices in insulating material, cover with plastic and tie it down.
- Keep garage doors closed if water lines run through the garage.
- Open cabinet doors under sinks, especially on exterior walls, so indoor heat reaches the pipes. Move cleaners and chemicals out of children's reach first.
- During a hard freeze, let cold water drip from a faucet served by exposed pipes.
- Keep the thermostat at the same setting day and night.
- If you are away, keep the heat at no less than 55 degrees Fahrenheit. Snohomish County PUD also suggests shutting off the house water, opening faucets to drain and turning off the water heater before draining if you will be gone for several days.
- Find your main shutoff valve now, show everyone in the home, and mark it.
Do not forget the water meter
If you have no water at all, the problem may be at the meter or where the line enters the home. Snohomish County PUD notes its crews cannot fix frozen pipes between the meter and the house or inside the house, and the City of Bellevue lists a 24 hour number for a frozen meter. Contact your own water utility if you suspect the meter.
In 2016 a Seattle Public Utilities representative suggested wrapping a meter in insulating foam, and avoiding materials that absorb moisture because they can freeze. Check with your utility before working around a meter, since it belongs to them.
How to thaw a frozen pipe safely
Suspect a freeze if a faucet gives only a trickle. If some faucets work and others do not, a pipe inside the home is likely frozen. Assume it may also be cracked and could leak when it thaws, so know where your main shutoff is before you start.
- Open the faucet served by the frozen pipe so water can flow as ice melts.
- Find the frozen section. Check along exterior walls and where the line enters the home.
- Wrap the pipe in rags or towels and repeatedly pour hot water over them. The City of Bellevue and Snohomish County PUD describe this method.
- Keep going until full pressure returns, then rewrap the pipe with dry insulation to prevent refreezing.
- Check every faucet in the house, since one frozen pipe often means others are frozen too.
- Watch for leaks, wet drywall or drips for several hours after the thaw.
What not to use
Never use an open flame such as a blowtorch, kerosene or propane heater, or charcoal stove. The Red Cross lists these as off limits, and they create fire and carbon monoxide risks and can damage the pipe.
On electric tools, agencies differ. The Red Cross lists a heating pad, hair dryer or a space heater kept away from flammable materials, while Snohomish County PUD and the City of Bellevue say not to use an electrical device. The cautious approach is hot water on towels. If you do use an electric device, never use it near standing water or with wet hands, and never leave it unattended.
Do not cut into walls or ceilings to look for a pipe on your own. If you cannot locate, reach or thaw the frozen section, the Red Cross advises calling a licensed plumber.
If a pipe bursts or leaks after thawing
A frozen pipe can split without leaking until it thaws, and then water flows. If you see water, close the main shutoff valve immediately, turn off the water heater, and open faucets to relieve pressure. Be careful near outlets and the electrical panel. Our burst pipe guide walks through the first 15 minutes in detail.
Photograph the damage and call your insurer. The National Association of Insurance Commissioners notes that coverage for frozen pipe damage often depends on whether reasonable steps were taken to prevent freezing, and some policies require the home to be kept heated.
When to call Pyper Plumbing
Call if a pipe will not thaw, you cannot find where it is frozen, the pipe is in a wall or crawl space you cannot safely reach, you see a leak or bulge, or water pressure does not fully return. Pyper Plumbing handles frozen pipe repair, emergency plumbing repair, leak detection and repiping across Snohomish, Skagit, Whatcom and Island counties.
If no water is reaching the house at all, check with your water utility about the meter. Pyper does not do HVAC, electrical or well pump work, so a failed furnace or a frozen well system needs the right specialist. If you smell gas, leave and call 911 and your gas utility.
Common questions
How do I thaw a frozen pipe without damaging it?
Open the faucet, wrap the pipe in towels and pour hot water over them repeatedly until pressure returns. Never use a torch or open flame. Call a plumber if you cannot find or reach the frozen section.
What temperature do pipes freeze in Western Washington?
Water freezes at 32 degrees Fahrenheit, but pipes in exposed spaces can freeze when air temperatures stay below freezing for an extended period, especially with wind. Insulation and heat on interior pipes lower the risk.
Should I let my faucets drip during a freeze?
Yes, during very cold weather let cold water drip from faucets served by exposed pipes. Moving water is less likely to freeze. Open cabinet doors under sinks on exterior walls too.
What if I am away during a cold snap?
Keep the heat on at no less than 55 degrees Fahrenheit, or shut off the house water and drain the system. Ask someone to check the house during a hard freeze.
Sources
Facts in this guide come from the following references. Local rules and manufacturer instructions can differ, so follow your utility and your equipment manual.
- American Red Cross: Frozen pipes, prevention and thawing
- Snohomish County PUD: Frozen water pipes
- City of Bellevue: Before an emergency, find your home's water shut-off valve
- Wikipedia: Squamish (wind), outflow winds
- KOMO News: Western Washington awaits blast of cold air from Canada (Dec. 2013)
- Fierce winds knock out power as record-breaking cold grips Whatcom County
- Unseasonable cold arrives as chances for lowland snow decline in Whatcom County
- The Daily Herald: Pipes bursting all over county (Dec. 10, 2013)
- Government Technology: Insulating your water meter (Oct. 2016)
- NAIC: Will my homeowners insurance policy cover water damage from a burst pipe?
This guide is general information, not a substitute for an on-site inspection. If you smell natural gas, leave the building and call 911 or your gas utility. Pyper does not perform gas line work.
