The Hidden Danger of Frozen Pipes: How to Prevent Costly Damage

Winter brings a major risk for building owners and facility managers: frozen pipes.

When water inside a pipe freezes, it expands, which can crack or rupture the pipe. Sometimes damage is immediate, but often the pipe freezes, cracks silently, and only leaks when temperatures rise and ice melts—causing flooding and costly property damage.

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Domestic Water vs. Fire Sprinkler Systems

Domestic water lines are somewhat less vulnerable because hot water and circulator pumps help to keep them warm and flowing. However, they can still freeze in unconditioned or poorly insulated areas such as crawl spaces, basements, exterior walls, or mechanical rooms—especially during sudden cold snaps.

Fire sprinkler systems are more at risk. Water is usually static, and if lines run through attics, exterior walls, or other unheated areas, they can freeze quickly.

To reduce this risk dry systems use pipes full of pressurized air in areas that are exposed to cold temperatures. These can still be affected by plunging temperatures. Exterior sprinkler heads exposed to the weather can still fail.

A frozen sprinkler line doesn’t just risk flooding—it can compromise your life-safety system at the worst possible moment. Contact your fire sprinkler service company to insure your system is protected from cold.

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Why Pipes Freeze

Pipes freeze when the water temperature drops below 32°F. Key contributing factors include:

• Poor insulation: Pipes in attics, crawl spaces, basements, or exterior walls are exposed to cold air.

• Water stagnation: Domestic water may flow occasionally, but unused restrooms, vacant units, or inactive wings allow water to sit. Static water in sprinkler systems freezes faster.

• Drafts and air leaks: Gaps around windows, doors, utility chases, and foundations funnel cold air to pipes.

• Thermostat setbacks: Reducing heat too far can let hidden areas fall below freezing.

Even well-maintained buildings can experience frozen pipes during rapid overnight temperature drops.

How to Prevent Frozen Pipes

Preventative measures can save thousands in damages. Here’s what to do:

• Use foam sleeves, fiberglass wrap, or electric heat tracing. Waterlines on exterior walls are especially vulnerable. When insulating focus on crawl spaces, attics, basements, exterior walls, and exterior mechanical rooms.

• Close gaps around windows, doors, rooflines, and wall penetrations to prevent cold air from reaching pipes.

• Keep thermostats at 55°F or higher, even in unoccupied rooms, to protect sensitive areas.

• Open interior doors and cabinets under sinks to let warm air circulate.

• Allow a small trickle from faucets during extreme cold to prevent stagnation.

• Drain plumbing, shut off unused water branches, or add temporary heating for unoccupied spaces.

• Temperature sensors, flow monitors, and leak detection devices provide early warnings. Companies like Moen make leak detection sensors.

Combining insulation, heat, airflow, and monitoring dramatically reduces freeze risk.

What to Do If Pipes Freeze

1. Identify the frozen section: Look for frost on pipes, no water flow, or unusually cold walls.

   
   

2. Shut off the water supply (for non-fire-sprinkler pipes): This will prevent bursting and flooding.

   
   

3. Thaw safely: Use a heat gun, portable heater, or heat tape. Never use an open flame.

   
   

4. Keep faucets open: Water flow helps clear the ice as it melts.

   
   

5. Inspect for leaks: Check for cracks or damage after thawing. Call a licensed plumber if repairs are needed.

   
   

If a Pipe Bursts

1. Turn off water immediately (for non-fire-sprinkler pipes).

   
   

2. Cut electricity in affected areas to avoid hazards. Do not walk into flooded area if unsure of its safety. Anytime water comes into contact with electrical gear a licensed electrical show inspect it to verify it is not damaged.

   
   

3. Start water cleanup with pumps, wet vacs, or call professionals for large floods. Mold can form within 24–48 hours.

   
   

4. If mold does develop call a certified restoration contractor to remediate.

   
   

5. Document damage with photos and videos for insurance purposes.

   
   

6. Repair permanently: Replace damaged piping, restore insulation, seal drafts, and add freeze protection as needed.

If a fire sprinkler pipe freezes or breaks. Contact your licensed fire sprinkler company immediately.

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Conclusion

Frozen pipes are more than a seasonal inconvenience—they’re one of winter’s most destructive emergencies. By understanding why pipes freeze, taking preventative measures for both domestic water and fire sprinkler systems, and responding quickly when a freeze occurs, building owners and facility managers can protect property, reduce costs, and safeguard occupants.

Prevention, monitoring, and swift action are the keys to avoiding a winter plumbing disaster.

Key Takeaways & Action Items

• Keep vulnerable spaces heated (aim for 55°F+ in mechanical rooms, attics, crawlspaces, and exterior walls).

• Insulate exposed piping and consider heat cables in high-risk areas.

• Seal drafts and air leaks around penetrations, louvers, windows, and doors.

• Protect outdoor plumbing and backflow preventers with enclosures and drainage.

• Monitor temperatures and water flow using sensors or regular checks.

• Have a response plan—know how to safely warm pipes and where to shut off water (except sprinklers).