Why Crawlspace Pipes Freeze

Most McMinnville homes were built with vented crawlspaces, which means cold exterior air flows directly under the house during winter. Pipes running through those spaces are exposed to near-freezing temperatures with no insulation or heat source. When overnight lows drop into the teens, which happens several times each winter, uninsulated pipes freeze solid. The ice expands, cracks the pipe, and when temperatures rise the next day, water pours out through the crack until someone shuts off the main valve.

Which Pipes Are Most Vulnerable

Water supply lines are most at risk, especially those that run along exterior walls or in unheated sections of the crawlspace. Galvanized steel pipes are more vulnerable than copper because they have less thermal mass. PEX is more freeze-resistant than rigid pipe but can still burst if the ice plug creates enough pressure. Hose bibs and irrigation lines that run through the crawlspace are also frequent failure points.

How to Protect Crawlspace Pipes

Insulate all water supply lines using foam pipe sleeves rated for your climate zone. Seal foundation vents during winter to keep cold air out of the crawlspace. If your crawlspace is prone to freezing, consider installing a vapor barrier and closing vents permanently, which transforms the space into a conditioned environment. You can also add heat tape to vulnerable sections, but make sure it's rated for unattended use and installed according to manufacturer instructions. Thermostatic heat tape turns on automatically when temperatures drop below a set point.

Professional Pipe Insulation and Crawlspace Sealing

We inspect your crawlspace, identify vulnerable pipes, and install proper insulation. Then we seal foundation vents, install a vapor barrier, and ensure the space is protected from cold air infiltration. If you've already had a freeze-related leak, we extract water, dry structural components, and repair any mold or damage before closing up the space. Our goal is to prevent future freezes and ensure your crawlspace stays dry and stable year-round.

Insurance and Freeze Damage

Frozen pipe damage is covered if you maintained reasonable heat in the home. If the property was vacant and unheated, coverage may be denied. We document indoor temperature records and provide statements showing you took reasonable precautions. If the freeze was covered, we handle the claim and ensure you get the restoration you need.

If you want to protect your pipes this winter, call for a free crawlspace inspection. We'll identify vulnerable areas, install insulation, and explain what your insurance covers if something does go wrong.