Which Pipes Freeze First in Tigard Homes

Pipes in exterior walls, unheated crawlspaces, and attics are most vulnerable. Hose bibs, washing machine lines, and water heaters in garages also freeze frequently. Tigard's climate is mild most of the year, so builders often ran plumbing through spaces that would be unthinkable in colder states. When a cold snap hits, these exposed lines freeze solid within hours. Older homes with poor insulation are especially at risk.

What Happens When a Pipe Freezes

Ice forms a plug inside the line, creating pressure between the blockage and the closed valve. That pressure cracks the pipe, usually at a joint or fitting. The crack does not leak until the ice melts, which means you might not discover the problem until hours after the temperature rises. By then, water has been pouring into walls, ceilings, or crawlspaces for an extended period. A single frozen pipe can release hundreds of gallons before you notice.

Prevention Steps That Work

Insulate pipes in crawlspaces and attics using foam sleeves rated for your local climate. Seal air leaks around rim joists and foundation vents to keep cold air away from plumbing. Disconnect garden hoses and shut off exterior hose bibs from inside the house. During freezing weather, open cabinet doors under sinks to let warm air circulate around pipes, and let faucets drip slightly to keep water moving. Moving water does not freeze as easily as static water.

If you leave town in winter, set your thermostat no lower than 55 degrees and ask someone to check your home daily.

Insurance Coverage for Freeze Damage

Frozen pipe damage is covered if you took reasonable steps to maintain heat. If the home was vacant and you turned off the heat, coverage may be denied. We document indoor temperature records, photograph insulation and heating systems, and provide statements that show you maintained the property responsibly. Our insurance team handles adjuster questions and ensures your claim is processed without unnecessary delays.

If you want to protect your home before the next freeze, schedule a free inspection. We'll identify vulnerable pipes, recommend insulation upgrades, and explain what your policy covers if something does go wrong.