The Real Estate Browser Volume 7, Issue 16 | Page 12

12 — Say you saw it in The Real Estate Browser of Lynchburg — Volume 7 Number 16

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BREEZES AND PIPE FREEZES
By Drew Howard , President, HomePro, Inc.
Frozen pipes are a bane to homeowners and a
boon to repair plumbers all over town. However,
if you take steps to prevent drafts over your pipes,
you may be able to relax this winter.
Pipes freeze due to relatively large “convective”
or air current losses rather than the relatively small
“radiant” or energy wave losses. Therefore, pipes
within northern exposure walls, where there is
more wind, are more vulnerable.
Preventative Measures

Survey the supply pipes in crawl spaces and
basements, looking specifically for pipes in drafts.
Supply pipes that run along the top of foundation
walls are likely to freeze due to drafts that seep
under the sill plate. To protect them, stuff fiberglass insulation behind the pipes and under the
sill plate and foundation or tape over it with duct
tape. Pipes passing close by poorly fitted basement
windows are equally vulnerable, so tape around the
window sash edges or staple plastic over the frame.

Make sure your outside water faucets are
drained. Turn the faucet on. If water flows, you
will have to go inside, locate the shut-off valve,
and close it. Go back outside and open the faucet
again. If the water between the inside valve and
the outside faucet does not run out, you will have
to go back inside and open the little knurled knob
on the inside valve body to release the vacuum.
“Frost free” faucets do not require draining since
the valve stems extend straight back through the
wall and close off the water inside the house where
it will not freeze. Shut-off drain valves for outside
faucets fed through garage spaces are often located
in the garage. This leaves the supply portion of the
pipe inside the garage vulnerable. Have a shut-off
drain valve installed inside the heated portion of
the house.

Wrap vulnerable pipes with insulation. Cut the t
here and a half inch thick rolls into four inch wide
strips and lay the strips along the pipes with the foil
to the outside. Fold the stripes around the pipe,
overlap the edges and tape securely with duct tape.
Studies show this method to be as effective as any
commercially available pipe wrap and far cheaper
and easier to use.

Water meters located in shallow pits at curbside
often freeze because they are not below the frost
line. If this happens, all water leading to the house
will be cut off. Coordinate insulating the meter pit
with a reading of the meter by the water company,
since they have a special wrench to remove the
cover. Wrap the meter and stuff the pit with the
three and a half inch foil-faced fiberglass with the
foil to the outside.

Baths built within projections that extend
beyond the foundation or lower wall, such as in a
bay or dormer, have vulnerable floor pipes. Open
the floor, wrap the pipes individually, and insulate
the flooring with six inch foil-faced blanket insulation.

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Check laundry tubs and washing machines
located on exterior walls to be sure there is heat
available.
Baths above unheated garages are vulnerable,
particularly if close to drafty doors. Weatherstrip
the garage door and have a contractor blow insulation into the floor cavity.

This is preventative work and must be done
before the bitter cold weather strikes.
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