Guide
Frozen pipes, and how to protect an empty home in winter
Short answer
Lag the pipes and tanks in the loft, garage and outbuildings. Know where your stop tap is. If the home will be empty, keep the heating on a low setting. For a long absence, turn off the water and drain the system. If a pipe freezes, turn off the water and thaw it slowly.
How to stop pipes freezing
Insulation and a little heat stop most frozen pipes. Do these jobs before the cold weather.
- Lag pipes and tanks in unheated spaces, such as the loft, garage and outbuildings. Thames Water says lagging internal pipes costs around £1 a metre.
- Lag bare pipes outside the home, and cover the outside tap.
- Drain toilets, tanks and pipes in outbuildings that you do not use in winter.
- Find your stop tap and check that it turns.
If the home will be empty
An empty home is at most risk, because nobody sees a leak. WaterSafe gives this advice for a home that is empty for a while.
- Leave the heating on a low setting.
- If you will be away for a while, turn off the water at the stop tap and drain the system. A plumber can advise how.
- Leave a key and your contact details with a neighbour.
- Check your insurance. Some policies have rules for homes left empty.
Holiday lets and second homes
Many Cotswold homes are second homes or holiday lets, and some are empty for weeks in winter. Ask a local plumber to show you how to drain the system and turn it back on.
Agree who checks the home after a hard frost, and how they can reach a plumber.
If a pipe freezes
A frozen pipe can split, and leak when it thaws. Thames Water gives these steps.
- Turn off the water at the stop tap.
- Open the taps, so water can escape as the pipe thaws.
- Remove the lagging, and move furniture and valuables away.
- Thaw the pipe slowly with a wrapped hot water bottle or warm towels. Never use a naked flame.
- Run a dry cloth along the pipe. If it finds water, keep the water off and call a plumber.
Questions
What temperature should I leave the heating on?
WaterSafe says to leave the heating on a low setting if the home is empty. Your boiler or insurer may give a minimum. For a long absence, turn off the water and drain the system.
How deep should an outside water pipe be?
A new pipe laid outside at less than 750mm or more than 1350mm deep needs notice to the water company first. The depth helps protect it from frost.
Who pays if a frozen pipe bursts?
You do, if the pipe is inside your property boundary. Check your home insurance for burst pipe cover.