Property owners should prepare now
Property owners who hope to escape the expense and inconvenience of frozen, broken water pipes in their homes and businesses should prepare now.
To help residents get ahead of cold-weather plumbing breaks, Denver Water offers a checklist of preventive measures based on the experience of its customer service employees.
Certain steps, taken early, can help prevent pipe breaks when the mercury dips:
- Know the location of your water shut-off switch and test it regularly. If a pipe breaks, you won't want to have to find it then or, worse, wait for someone to arrive at your place to find it for you. In most single-family homes, the shut-off valve is in the basement or the crawlspace, on a wall facing the street.
- Turn off and drain automatic and manual sprinkler systems before first freeze. You'll thank yourself in the spring. The alternate freezing and thawing of water in the system can create cracks and weak spots, triggering silent underground leaks or mini-geysers.
- Turn off outdoor faucets and be sure to disconnect hoses from them. Make sure the faucet and the outside portion of the pipes are fully drained. A valve inside many houses will shut off the water's flow; then open and close the tap outside to release any water in the pipe. Disconnect the hose to assure that freeze-proof faucets will drain and to avoid damage to the hose from freezing water.
- Winterize unheated or vacant buildings. Significant property damage and water loss can occur before burst pipes are discovered in vacant buildings. If your vacant building has a fire protection system, make sure there is no danger that the water servicing this system might freeze.
- Insulate water pipes that may be vulnerable to the cold or have caused problems before. Pipes close to exterior walls or in unheated basements can be wrapped with pieces of insulation. Don't overlook pipes near windows, which can quickly freeze. For particularly difficult pipes, consult a professional on how to select and apply heat tape.
More tips are available on Denver Water’s web site, or by calling 303-628-6058.