How to Prevent Frozen Pipes in NYC and Long Island Homes

New York winters bring cold snaps and nor'easters that can freeze pipes in vulnerable spots. A frozen pipe can split and cause serious water damage when it thaws. Most freeze-ups are preventable with some preparation.

Where pipes are most likely to freeze

• Exterior walls, especially on the north side of a building.
• Unheated basements, crawl spaces, garages, and attics.
• Kitchen and bathroom sink lines inside cabinets on exterior walls.
• Outdoor hose bibs and irrigation lines.
• Pipes near drafty foundation sill plates, windows, or where the water service enters the building.
• Additions and enclosed porches where plumbing was run through poorly insulated spaces.
• Vacant homes or apartments where the heat has been turned down too far.

Before the cold arrives

1. Shut off and drain outdoor faucets. Close the interior shutoff valve for each hose bib, open the outside faucet to drain it, and disconnect hoses. Frost-free sillcocks still need hoses disconnected to work properly.
2. Winterize irrigation systems by draining or blowing them out.
3. Insulate exposed pipes in unheated areas with foam pipe insulation.
4. Seal air leaks near pipes, such as gaps around the sill plate, dryer vents, and pipe penetrations.
5. Know where your main shutoff valve is and make sure it turns.
6. Service your heating system so it does not fail on the coldest night.

During a cold snap

• Keep the heat on and steady, day and night.
• Open cabinet doors under sinks on exterior walls so warm air can reach the pipes.
• Let a faucet drip on vulnerable lines. Moving water is less likely to freeze, and a drip relieves pressure if ice forms.
• Keep garage doors closed if there are water lines in the garage.
• If you will be away, do not turn the heat down too low, and have someone check the home. For extended absences, consider shutting off and draining the water.

If a pipe freezes

Signs include little or no water from a faucet, frost on a pipe, or a bulge in the pipe.

1. Keep the faucet open so water can flow as the ice melts.
2. Apply gentle heat to the frozen section with a hair dryer, a heating pad, or warm towels, starting near the faucet and working back.
3. Never use an open flame, such as a torch or propane heater, to thaw pipes. It is a fire hazard and can damage the pipe.
4. Check other faucets. If one pipe froze, others may have too.
5. If you cannot reach or thaw the pipe, or it has burst, shut off the main water valve and call a plumber.

If a pipe bursts

• Shut off the main water valve immediately.
• If water is near electrical outlets or panels, stay clear and shut off power only if it is safe to do so.
• Move valuables out of the way, and photograph damage for insurance.
• Call a plumber to repair the pipe and check for other damage.

Long-term fixes

If the same pipes freeze every winter, a permanent fix is better than repeated emergencies:

• Reroute piping away from exterior walls into heated spaces during a renovation.
• Insulate and air seal crawl spaces, rim joists, and exterior walls.
• Install heat cable listed for pipe freeze protection on lines that cannot be moved, following the manufacturer's instructions.
• Replace old hose bibs with frost-free models.
• Add heat to a cold space, for example extending a heating zone into an addition or enclosed porch.

For landlords and building owners

In multifamily buildings, frozen pipes can affect many units. Keep common areas, basements, and vacant units heated, check boiler rooms and meter rooms, and respond quickly to tenant reports. NYC owners also have legal heat obligations during heat season.

Whether you own a row house in Brooklyn, a two-family in Queens, a Staten Island colonial, or a home in Nassau or Suffolk, a little preparation before winter can save you a lot of water damage.

This article is general information for property owners, not legal or engineering advice. Rules and procedures change; confirm current requirements with the agency or utility involved.