Frozen pipes in Washington: prevent them, thaw them safely, and what to do if one bursts

Water expands as it freezes. The Red Cross says the pressure can break any pipe, metal or plastic. This guide covers how to prevent a freeze, how to thaw a pipe safely, and what to do if one bursts.

East and west of the Cascades

Washington has two winter climates. The Western Regional Climate Center says winters east of the Cascades are colder than in western Washington.

Figures from the Western Regional Climate Center’s climate narrative for Washington, accessed November 2026.

What that means for pipes:

• East of the Cascades, hard freezes are a normal winter. Treat every pipe in a crawlspace, garage or outside wall as at risk, every year.
• West of the Cascades, freezes are less common, so many homes are less prepared. The climate center says Arctic air from interior Canada sometimes flows down the Fraser River canyon over the northern Puget Sound lowlands. Cold air through the Columbia Gorge can bring ice storms. When a cold snap is forecast, do the steps below that same day.

Which pipes freeze

The Red Cross lists the pipes that freeze most often:

• pipes exposed to the cold, like outdoor hose bibbs, sprinkler lines and pool supply lines;
• supply pipes in unheated spaces: basements, crawlspaces, attics, garages and kitchen cabinets;
• pipes against outside walls with little or no insulation.

Seattle Public Utilities (SPU) adds the spot where the water service comes through the foundation.

Find your main shut-off now

Seattle, Tacoma and Spokane all say the same thing: know where your main shut-off is before you need it.

• Where to look. SPU says it may be indoors or outdoors, often in a basement, crawlspace or garage. Tacoma Water says to look in the basement or outside near the foundation.
• Check that it works. Spokane says to note which areas each valve controls. If a valve is stuck, or you can’t find one, Tacoma Water says to call a plumber. SPU says a home with no shut-off valve should have a plumber install one.
• The meter is a last resort. SPU says to use your home valve, and to use the meter valve only if the home valve is broken, damaged or stuck. In Seattle, only meters with a top shut-off valve can be turned by customers. Older meters need a special tool, and only SPU crews may operate them.
• Turn water back on slowly. Tacoma Water says this avoids “water hammer,” a sudden pressure change that can damage joints and fittings.

Winterizing checklist

Do these in the fall, before the first hard freeze.

Outside

• Disconnect, drain and store garden hoses (Red Cross, SPU, Spokane, Tacoma Water).
• Close the inside valve that feeds each outdoor hose bibb. Then open the outdoor bibb to drain it, and leave it open so any water left can expand without breaking the pipe (Red Cross).
• Cover or insulate outdoor faucets (SPU, FEMA).
• Drain underground sprinklers, pool lines and water features. The Red Cross says to follow the manufacturer’s or installer’s directions, and not to put antifreeze in these lines unless directed.

Crawlspaces, garages and attics

• Insulate pipes in unheated spaces: crawlspaces, basements, attics and garages (SPU, Tacoma Water). The Red Cross says to insulate both hot and cold pipes there.
• Seal gaps where pipes enter the house, and block foundation vents for the winter. SPU says to reopen the vents in spring.
• Keep garage doors closed if water lines run through the garage (Red Cross, Spokane).
• Heat tape or heating cable adds protection (Spokane). The Red Cross says to use UL-listed products. Follow the maker’s instructions.

Inside

• Keep the heat at 55°F or higher, day and night, even when you’re away (SPU, Spokane, Tacoma Water, Red Cross). Washington’s Insurance Commissioner says to keep the home above 60 degrees in winter. Check your policy.
• On cold nights, open the cabinet doors under sinks on outside walls (SPU, Red Cross). Move cleaners out of children’s reach.
• In severe cold, let one faucet drip cold water. SPU says use the one farthest from your front door.
• FEMA says leak sensors and automatic water shut-offs can help limit damage from a burst pipe. We list plumbers who install smart leak shut-off valves.

Vacant homes, cabins and long trips

In an empty house, no one is there to notice a frozen or leaking pipe.

• Keep the heat on. At least 55°F, as above. The Insurance Commissioner says to keep the home above freezing if you will be away for a long time.
• Shut off the water. The National Association of Insurance Commissioners (NAIC) says that if a home is vacant, policies generally require the owner to shut off the water supply. Read the vacancy section of your policy, or ask your agent.
• Have someone check. Spokane suggests asking a neighbor to check on the house while you travel.
• Ask a plumber if you want the system drained for a cabin left empty all winter, and to restore service in spring.

Signs a pipe is frozen

• Only a trickle comes out when you open a faucet (Red Cross, SPU).
• No water anywhere in the house can mean a freeze before the meter. Tacoma Water says that more often only one or two faucets are dry, which points to a freeze between the meter and the house.
• If one pipe has frozen, check the other faucets. Others may be frozen too (Red Cross).

How to thaw a pipe safely

Spokane says to act quickly, or call a plumber.

1. Shut off the water first, or check that the shut-off works. Spokane says this keeps the house from flooding when the pipe thaws, in case it has split.
2. Open the faucet the pipe feeds. As the ice melts, flowing water helps melt the rest (Red Cross, SPU).
3. Apply gentle heat. Safe heat sources:
   • an electric hair dryer;
   • an electric heating pad (Spokane says on low);
   • towels soaked in hot water;
   • a portable space heater, kept away from anything that can burn (Red Cross).
4. Keep heating until full pressure returns (Red Cross, National Weather Service).

Don’t:

• use a blowtorch or other open flame. SPU says it can make the pipe burst, and Spokane says it can start a fire;
• use kerosene or propane heaters or a charcoal stove (Red Cross);
• use electric devices if there is standing water (SPU);
• heat the pipe fast. Spokane says rapid temperature changes can crack or burst pipes.

Ready.gov also warns never to heat a home with a gas stove or oven. Run generators only outdoors, at least 20 feet from windows, doors and attached garages.

Call a licensed plumber if you can’t find the frozen section, can’t reach it, or can’t thaw it (Red Cross, SPU).

If a pipe bursts

1. Close the main shut-off right away (SPU, Tacoma Water).
2. If you can’t close it, call the water utility (see the table below).
3. If the house is completely without water, turn off the power to the water heater. Turn it back on only after water service is restored (Tacoma Water).
4. Don’t use electric devices where there is standing water (SPU). Call 911 for a life-threatening emergency (SPU).
5. Photograph and video the damage before cleanup (Insurance Commissioner).
6. Limit further damage if it’s safe. The Insurance Commissioner says you may make emergency repairs. Keep receipts for everything, including temporary repairs.
7. Call a plumber to repair or replace the broken section as soon as possible (SPU).

Utility numbers

Numbers from each utility’s own pages, accessed November 2026. SPU’s English page doesn’t mention a fee for a meter shut-off, but its Spanish, Chinese and Vietnamese pages say the service is charged, so ask when you call. Elsewhere, look for the emergency number on your water bill.

Who owns which pipe. Tacoma Water says it repairs pipes in the street up to and including the meter. The owner is responsible from the meter to the house and everything inside (tips sheet revised December 2008). Other utilities draw the line in their own way, so ask yours.

Insurance and documentation

What’s usually covered. Washington’s Office of the Insurance Commissioner (OIC) says home insurance usually covers burst pipes, including frozen ones, as long as you heat your home properly. It says to report leaks quickly. The NAIC (February 2024) says coverage may be denied if the insurer finds you neglected reasonable steps to prevent freezing.

What usually isn’t. The OIC says most policies don’t cover gradual leaks. Mold is usually covered only when it results from a covered loss, like a pipe that suddenly bursts.

Steps the OIC lists:

• Contact your insurer or agent as soon as possible. Ask what information they need.
• Take photos or video of the damage. Keep receipts and copies of everything.
• Don’t make permanent repairs until the insurer has inspected and you’ve agreed on the repairs.
• If you can’t stay in your home, ask whether your policy covers living costs. Keep those receipts too.
• If an adjuster inspects, the insurer has 30 days from the date you filed to do it.
• You have the right to choose your own contractor. Talk to your agent before signing an “assignment of benefits” form, which could let a contractor settle the claim without your approval.
• A claim can raise your premium, so compare the repair cost with your deductible.
• The OIC’s consumer advocacy line is 800-562-6900 (8:30 a.m. to 4:30 p.m., Monday to Friday).

Keep a winter record. Since coverage can turn on whether you kept the home heated, note your thermostat setting and the date you winterized. Keep plumber invoices.

When to call a plumber

• You can’t find, reach or thaw the frozen section.
• A pipe has split, or you see water in a wall, ceiling or crawlspace.
• Your shut-off valve is missing, stuck or leaking.
• You want pipes insulated or rerouted. The Red Cross suggests moving exposed pipes for more protection.

Check any plumbing company you hire on L&I’s Verify tool, and see hiring a plumber in Washington. You can find plumbers who handle frozen and burst pipes, leak detection and pipe repair and 24/7 emergency service in our plumber directory.