Beaverton's winters are usually wet rather than frozen, which is exactly why a cold snap catches so many homes unprepared. When an east wind pushes freezing air through the Columbia Gorge and over the Portland area, temperatures can stay below freezing for days. Pipes that have never had a problem can split overnight.
The good news is that frozen pipes are one of the most preventable plumbing emergencies. A little preparation in the fall goes a long way.
Why pipes freeze and burst
Water expands when it freezes. Inside a pipe, that expansion builds pressure between the ice and a closed faucet until something gives, often at a spot some distance from the ice itself. That is why a pipe can freeze in one place and split in another, and why many bursts are only discovered when the ice thaws and water starts flowing again.
Which pipes are most at risk
Pipes inside heated rooms rarely freeze. The ones that do are in places where cold air reaches them:
- Garages. Supply lines to laundry areas, utility sinks and water heaters often run along garage walls.
- Crawlspaces. Many older homes in this area sit on crawlspaces, with supply lines running just above cold, vented ground.
- Exterior walls. Kitchen and bathroom lines on outside walls, especially under sinks in cabinets.
- Outdoor faucets. Hose bibs and the short section of pipe feeding them.
- Unheated additions. Bonus rooms, sunrooms and finished garages that are not on the main heat.
Before winter: steps to take in the fall
- Disconnect garden hoses. A hose left attached traps water in the faucet, which can freeze and crack the pipe inside the wall.
- Shut off and drain outdoor faucets if your home has interior shutoff valves for them.
- Insulate exposed pipes in the garage, crawlspace and attic with foam pipe sleeves from any hardware store.
- Check crawlspace vents and access doors so they close properly during a freeze.
- Seal gaps where cold air reaches pipes, such as around dryer vents and where pipes pass through walls.
- Find your main water shutoff and make sure it turns. If it is stuck, now is the time to have it replaced, not during an emergency.
During a cold snap: what to do
The American Red Cross guidance on frozen pipes covers the main steps, and they apply well to homes here:
- Keep the garage door closed, especially if water lines run through the garage.
- Open kitchen and bathroom cabinet doors so warm air reaches pipes on exterior walls.
- Let a faucet drip on the coldest nights. Moving water is less likely to freeze, and an open faucet relieves pressure if ice does form.
- Keep the thermostat steady day and night rather than turning it down while you sleep.
- If you are going away, leave the heat on and set to a safe temperature. The Red Cross recommends no lower than 55 degrees Fahrenheit.
How to tell if a pipe has frozen
The clearest sign is a faucet that gives only a trickle, or nothing at all, on a freezing morning. You may also see frost on an exposed pipe or notice a section that is bulging. If only one fixture is affected, the frozen section is probably on the line feeding that fixture. If the whole house has no water, the freeze may be on the main line where it enters the home.
What to do if a pipe freezes
- Keep the faucet open. As the ice melts, water needs somewhere to go.
- Find the frozen section if you can, usually on an exterior wall, in the garage or in the crawlspace.
- Apply gentle heat with a hair dryer, a heating pad or towels soaked in warm water.
- Never use an open flame, a propane torch or a kerosene heater to thaw a pipe.
- Check for leaks as water starts moving. A frozen pipe has often already split.
If you cannot find the frozen section, cannot reach it safely or see any sign of a crack, close the main water valve and call a plumber. Thawing a pipe that has split will flood the area as soon as the ice melts.
If the pipe has already burst
Close the main shutoff immediately, turn off the water heater if it is nearby and keep clear of any water near outlets or wiring. Then call for burst pipe repair. We answer around the clock, and a cold snap is exactly when that matters most. Our step-by-step guide to a burst pipe covers the first ten minutes in detail.
Homes that need extra attention
Older houses with crawlspaces, like many in Aloha, tend to have more exposed supply lines than newer slab or basement homes. If yours is one of them, a few dollars of pipe insulation and a closed crawlspace vent can save a lot of trouble. Homes with water heaters and laundry lines in the garage, which are common across Beaverton, benefit most from keeping that garage door shut during a freeze.
If you find a corroded or damaged section while insulating, have it looked at before winter. A weak pipe is more likely to fail under the stress of freezing. Our emergency pipe repair service covers copper, PEX and galvanized lines.
Quick checklist
- Hoses disconnected and outdoor faucets drained
- Exposed pipes insulated
- Crawlspace vents and garage door closed during freezes
- Cabinet doors open on exterior walls
- A faucet dripping on the coldest nights
- Main shutoff located and working