Few things are more disruptive to a home or business than a burst pipe in the middle of winter. When temperatures plunge below freezing, the water inside your plumbing expands, putting enormous pressure on pipes, joints, and fittings. If that pressure finds a weak point, the result can be hundreds or even thousands of gallons of water flooding your property in a matter of hours.
Frozen and burst pipes are among the most common causes of property damage during the colder months, particularly here in the Philadelphia, New Jersey, and Delaware region, where winter temperatures can swing dramatically. According to industry estimates, burst pipes affect over 250,000 properties each winter across the United States, and the average insurance claim for water damage from frozen pipes runs well into the thousands of dollars.
The good news is that frozen pipe damage is largely preventable. And when it does happen, acting quickly can make the difference between a manageable cleanup and a full-scale restoration project. In this guide, we will walk you through why pipes freeze and burst, how to prevent it from happening, what steps to take if a pipe does burst, and what professional restoration looks like from start to finish.
Why Do Pipes Freeze and Burst?
Understanding the science behind frozen pipes helps you know where your property is most vulnerable. Water is one of the rare substances that expands as it freezes. When the temperature inside a pipe drops to around 20°F or below, the water within begins to solidify. As it expands, it creates a blockage. The real danger is not the ice itself, but the pressure that builds between the frozen section and a closed faucet or valve downstream. When that pressure exceeds what the pipe can handle, the pipe ruptures.
This is why burst pipes often fail at a point away from the actual ice blockage. The pipe may look fine where it froze, but a seam or joint several feet away gave way under the pressure.
The most at-risk pipes include:
- Exterior walls and uninsulated crawl spaces where pipes are directly exposed to cold air
- Attics, garages, and basements that are not adequately heated
- Sprinkler system pipes in commercial buildings, particularly in mechanical rooms, stairwells, and loading docks
- Outdoor hose bibs and irrigation lines that were not properly drained before winter
- Pipes running through areas with poor insulation or known air leaks
How to Prevent Frozen Pipes: A Practical Checklist
Prevention is always more affordable than restoration. Here are the most effective steps you can take to protect your property before the next cold snap hits.
Insulate Exposed Pipes
Pipe insulation sleeves and foam wrap are inexpensive and available at any hardware store. Focus especially on pipes in unheated spaces such as crawl spaces, attics, garages, and along exterior walls. For commercial properties, pay close attention to fire sprinkler lines in areas that are not climate-controlled. Even a modest layer of insulation can be the difference between a pipe surviving a cold night and one that does not.
Seal Cracks and Air Leaks
Cold air infiltration is a leading cause of frozen pipes. Check around windows, doors, dryer vents, and cable entry points for gaps or cracks that allow frigid air to reach your plumbing. Seal them with caulk or spray foam. This step has the added benefit of improving your energy efficiency throughout the winter.
Maintain a Consistent Indoor Temperature
Never let your thermostat drop below 55°F, even when you are away or the building is unoccupied. If you manage a commercial facility, make sure heating systems are functioning properly in all areas, including mechanical rooms and stairwells. A programmable thermostat can help ensure consistent temperatures around the clock.
Let Faucets Drip During Extreme Cold
When temperatures drop sharply overnight, allowing a thin stream of water to run through your faucets, especially those served by pipes running through exterior walls, can relieve pressure in the system and reduce the risk of a burst. Moving water is far less likely to freeze than standing water.
Drain and Disconnect Outdoor Lines
Before winter arrives, disconnect garden hoses, shut off outdoor water supply valves, and drain the remaining water from exterior faucets and irrigation systems. For commercial properties, ensure that any fire sprinkler system dry lines are properly maintained and that wet sprinkler systems in unheated areas are evaluated by a licensed fire protection contractor.
What to Do When a Pipe Freezes or Bursts
Even with the best preparation, pipes can still freeze. If you suspect a frozen pipe or discover a burst, here is what to do right away.
- Shut off the water supply immediately. Locate your main water shutoff valve and turn it off to stop the flow. For commercial buildings, this may involve shutting off zone valves or contacting your building engineer. Know where your shutoff valve is before an emergency happens.
- Turn off electricity in affected areas. If water is pooling near electrical outlets, appliances, or panels, switch off the power at the breaker to prevent the risk of electrical shock.
- Do not attempt to thaw a burst pipe. If a pipe has already cracked or ruptured, thawing it will only release more water into the building. Focus on stopping the water supply first. If the pipe is frozen but intact, you can gently apply heat with a hair dryer or warm towels, working from the faucet side back toward the frozen area. Never use an open flame or a torch.
- Remove standing water as quickly as possible. Use mops, towels, and a wet/dry vacuum to remove as much water as you can. The faster you act, the less water will soak into floors, drywall, and furnishings.
- Move valuables and furniture away from wet areas. Relocate electronics, documents, rugs, and upholstered furniture to dry areas to minimize secondary damage.
- Document everything for your insurance claim. Before major cleanup begins, take detailed photos and video of the burst pipe, the water damage, and any affected belongings. Keep receipts for any emergency expenses. Most standard homeowners and commercial property insurance policies cover sudden water damage from burst pipes, though coverage can vary.
- Call a licensed plumber and a professional restoration company. A plumber will repair or replace the damaged pipe. A restoration professional will handle the water extraction, structural drying, and any mold prevention measures needed to return your property to its pre-loss condition.
The Hidden Danger: Mold Growth After Water Damage
One of the most overlooked consequences of a burst pipe is the potential for mold. Mold can begin developing within 24 to 48 hours of water exposure, especially in humid environments and behind walls where moisture is difficult to detect. What may look dry on the surface can harbor significant moisture deeper in the drywall, insulation, and subfloor.
This is why professional-grade drying equipment, such as industrial air movers, commercial dehumidifiers, and thermal moisture meters, is essential after any significant water event. Household fans and open windows simply cannot reach the moisture trapped inside structural materials. Left unchecked, mold growth can lead to respiratory issues, allergic reactions, and structural deterioration that is far more expensive to remediate than the original water damage.
Case from our Books: Sprinkler Pipe Burst at a South Jersey Office Complex
This past January, our team received an early-morning emergency call from the property manager of a three-story office building in Cherry Hill, New Jersey. Overnight temperatures had dipped to 8°F, and a wet fire sprinkler line running through an uninsulated mechanical chase in the building’s stairwell had frozen and burst.
By the time the building engineer arrived at 6:00 a.m., water had been flowing through the stairwell for several hours, cascading down from the third floor to the first. The stairwell itself was flooded, and water had seeped under doorways into two tenant suites on the second floor and a shared lobby area on the ground level. Carpet, drywall, ceiling tiles, and several pieces of office furniture were saturated.
Our crew arrived within two hours of the call. The first priority was water extraction. Using truck-mounted pumps and commercial wet vacuums, we removed over 2,000 gallons of standing water from the stairwell and affected suites. Next, we set up a network of industrial air movers and dehumidifiers across all three floors to begin the structural drying process.
Over the following four days, our technicians monitored moisture levels in the walls, subfloors, and ceiling cavities using thermal imaging and pin-type moisture meters. Sections of drywall that could not be dried in place were carefully removed to allow the wall cavities to dry completely. We also treated all affected areas with antimicrobial solution to prevent mold from developing in the damp conditions.
Within a week, the building was fully dried, sanitized, and ready for the property manager’s general contractor to begin cosmetic repairs. Our team provided detailed moisture documentation and photo reports to support the insurance claim, which helped the property manager move through the claims process more smoothly.
The property manager later told us that what made the biggest difference was how quickly the response began. Had the water sat for another 12 to 24 hours, the mold risk would have increased significantly, and the scope of the restoration project, along with the cost, would have grown considerably.
What Does Professional Water Damage Restoration Involve?
If you have never been through a water damage event before, you may wonder what a restoration company actually does beyond what you could do yourself with a mop and some fans. Here is a brief overview of the typical restoration process after a burst pipe.
Emergency response and assessment. A qualified restoration team will arrive quickly to assess the scope of the damage, identify safety hazards, and develop a plan of action. Speed matters here because every hour that water sits increases the likelihood of secondary damage and mold.
Water extraction. Using high-powered pumps and commercial-grade wet vacuums, the team will remove standing water from all affected areas. This is far more thorough than what household equipment can achieve.
Structural drying and dehumidification. Industrial air movers and dehumidifiers are strategically placed to draw moisture out of walls, floors, ceilings, and cavities. Technicians monitor moisture readings daily to ensure that the structure is drying properly and completely.
Cleaning, sanitization, and antimicrobial treatment. Water from burst pipes can carry bacteria and contaminants, particularly if it has been sitting or has passed through building materials. Professional teams sanitize affected surfaces and apply antimicrobial treatments to prevent mold growth.
Documentation for insurance. A reputable restoration company will document the damage thoroughly, including photos, moisture readings, and detailed reports. This documentation is critical for a smooth insurance claims process.
When Should You Call a Professional?
Not every frozen pipe requires professional restoration. If you catch a freeze early, thaw the pipe safely, and there is no water damage, you may be able to handle the situation on your own with a plumber’s help. However, if water has been flowing for any significant period of time, if it has reached drywall, carpet, or ceiling materials, or if you are dealing with a commercial property where the impact could affect tenants or operations, professional restoration is strongly recommended.
The key indicators that you need professional help include standing water in any room or hallway, visible water staining on walls or ceilings, a musty odor that suggests hidden moisture, and any situation involving a sprinkler system or large-diameter pipe. In these cases, the volume of water and the speed at which damage compounds make professional-grade equipment and expertise essential.
Protect Your Property This Winter
Winter weather is unpredictable, but your response to it does not have to be. By insulating your pipes, sealing air leaks, maintaining consistent indoor temperatures, and knowing what to do the moment something goes wrong, you can dramatically reduce your risk of a frozen pipe disaster.
And if the worst does happen, having a plan in place, including knowing where your water shutoff valve is and having the number of a trusted restoration professional saved in your phone, can save you thousands of dollars and weeks of disruption.
