Frozen Pipes in Spokane and the Water They Leave Behind

The City's Advice, Before the Freeze

The Water Department's frozen-pipe guidance boils down to a short list:

• find your shutoff valves and know what each one controls
• insulate pipes in unheated areas and along exterior walls; heat tape adds protection
• drain and disconnect hoses, and drain underground irrigation
• keep the house above 55°F, even when you're away
• close and seal vents, garage doors and crawl spaces against cold air
• ask a neighbor to check the house if you travel

If a Pipe Is Already Frozen

1. Shut off the water, or confirm the shutoff works, before thawing.
2. Thaw low and slow with a hair dryer or a heating pad on low.
3. No torches or flame of any kind.
4. Avoid sudden temperature changes, which can crack the pipe.

City code puts the responsibility for private service pipes, including protecting them from freezing, on the owner or lessee. Damage from leaks and breaks is the owner's responsibility too.

When It Bursts

A burst supply line is clean water, which gives you the best chance of saving materials if drying starts quickly. We:

• pull standing water off floors and out of carpet
• find wet framing and insulation with meters and thermal imaging
• remove soaked crawl-space or wall insulation
• dry with dehumidifiers and air movers, logging readings daily
• rebuild once the plumber has fixed the line and readings are normal

About two-thirds of Spokane homes were built before 1980, according to Census Bureau estimates, so we plan for older plumbing and finishes.

When a split line drips through to the room below, our Spokane ceiling leak repair page covers that. Our Spokane restoration home page lists everything else.