Frozen Pipes in Rentals: What Landlords Should Do Next

Frozen pipes are more than just a seasonal inconvenience—they can lead to major disruptions and costly damage in rental properties. For landlords, knowing how to identify, respond to, and prevent frozen pipes is essential for protecting both your investment and your tenants' well-being. Whether you manage one unit or several, being proactive and prepared during freezing temperatures can make all the difference.

What Happens When Pipes Freeze

When water freezes inside a pipe, it expands, putting pressure on the pipe's interior. This can lead to a rupture, often behind walls or under sinks where the damage isn't immediately visible. Landlords and tenants might first notice the problem when they turn on a tap and find either no water or a weak trickle. Ignoring the issue or attempting makeshift solutions can turn a manageable situation into a costly emergency.

Immediate Steps to Take If Pipes Are Frozen

Once a tenant reports frozen pipes, quick action is necessary. First, advise them not to force the faucet or try to thaw the pipe with open flames or extreme heat. These methods can damage plumbing or even cause a fire. Instead, encourage safe approaches like:

• Turning up the heat in the unit
• Opening cabinet doors to allow warm air to circulate around pipes
• Using a hairdryer or space heater (with caution) to apply gradual heat to accessible areas

Common Places Where Pipes Freeze

Frozen pipes most commonly occur in uninsulated or poorly insulated areas, including:

• Along exterior walls
• Beneath kitchen and bathroom sinks
• In basements or crawlspaces

Drafty foundations and old brickwork are also common culprits. Cracks and crevices can allow cold air to settle around pipes, increasing the risk of freezing.

Thawing Techniques and Tools

If DIY methods don't work, it’s time to consider advanced solutions:

• Heating Cables: Wrap exposed pipes with electric heating cables. These can be plugged in during cold weather to maintain pipe temperature.
• Thaw Machines: A professional-grade thaw machine sends low-voltage electricity through metal pipes to melt internal ice blockages quickly. These are especially useful when the frozen section is behind a wall or underground.

When to Call a Professional

Not all frozen pipes are visible or accessible. If water hasn’t returned after safe thawing attempts, or if the freezing appears to be behind a wall, it's time to bring in a licensed plumber. They can use specialized equipment and techniques that minimize property damage. Additionally, a plumber can identify whether any pipe has already cracked or burst, which may not be obvious until the thawing process is complete.

Preventive Tips for Landlords

Frozen pipes are often avoidable with a few simple steps:

• Insulate Exposed Pipes: Use pipe sleeves or foam insulation on vulnerable sections.
• Seal Drafts: Patch gaps in foundations, especially near pipe entry points.
• Keep Water Dripping: During severe cold, a slow trickle keeps water moving and prevents freezing.
• Shut Off Water When Vacant: For extended tenant absences, consider turning off and draining the water supply.
• Communicate With Tenants: Share reminders about keeping interior temperatures consistent and reporting issues early.

The Role of a Thaw Machine

A thaw machine can be a game-changer in frozen pipe emergencies. These portable units send an electrical current through the pipe, gradually warming it from the inside out. Within minutes, frozen blockages can clear without having to cut into walls. Not all plumbers own one, so it’s smart to develop relationships with vendors who have this specialized equipment available.

Behind-the-Wall Challenges

When a frozen pipe is hidden behind drywall or inside a shared wall between units, landlords face an even greater challenge. Before tearing into walls, try increasing the heat in the unit and placing space heaters near suspected cold spots. If water doesn’t return within a few hours, contact a professional to locate and address the freeze without unnecessary demolition.

Extra Tip: Thawing Drainpipes with Salt Water

While most frozen pipe issues involve water supply lines, drainpipes can freeze too. In this case, boil a kettle of water, stir in a cup of kosher salt, and pour the solution slowly down the drain. Like rock salt on icy sidewalks, this mixture can help melt internal blockages and restore flow.

Why Property Managers Make a Difference

Handling a frozen pipe emergency is challenging, especially if you manage multiple properties. Coordinating tenant communication, repair vendors, and ongoing prevention plans requires time and expertise. A professional property management company can provide 24/7 emergency response, schedule seasonal maintenance, and ensure preventive measures are consistently followed.

Conclusion

Frozen pipes are more than an inconvenience—they’re a serious risk to your property, budget, and tenant satisfaction. As a landlord, staying ahead of cold weather maintenance and knowing how to respond to emergencies will help prevent long-term damage. But you don’t have to manage it all alone.

Partnering with a trusted property management team can give you peace of mind during the harshest winter months. Gordon James Realty offers proactive maintenance planning, 24/7 emergency support, and vendor coordination to keep your investment protected year-round. Learn more about our services and contact us today to see how we can help.

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