On Monday morning, Denver dropped to 34 degrees, its coldest low since early May. Forecasters at FOX31 expect the metro’s first freeze around mid-October, which means this week or next. The average first freeze date for Denver is Oct. 7, so we are already running a little late.
Here in Douglas County, the cold tends to arrive sooner. Parker sits near 5,900 feet, and communities on the Palmer Divide like Castle Rock, Larkspur and Franktown sit higher still. Forecasters expect the Divide and the foothills to come close to a hard freeze (28 degrees or colder for at least an hour) before Denver does.
That difference matters for your plumbing. A light frost won’t hurt much. A hard freeze is when water left in sprinkler lines, garden hoses and exposed pipes starts to cause real problems. The good news: most of the prep takes an afternoon, and now is the time to do it.
Why a frozen pipe turns into a water damage call
Water expands as it freezes. Inside a closed pipe, that expansion builds pressure between the ice and the nearest closed faucet or valve. The pipe often splits somewhere other than where the ice formed.
The tricky part is timing. A cracked pipe usually doesn’t leak while it’s frozen. The water starts flowing when temperatures climb back up in the afternoon, often when no one is home to notice.
In the homes we see around Parker and Castle Rock, the most common trouble spots are:
• Outdoor spigots (hose bibs), especially with a hose still attached
• Sprinkler backflow preventers and supply lines that were never blown out
• Pipes along exterior walls, particularly in kitchens and bathrooms over a garage
• Water lines in unheated garages, crawlspaces and basements
• Plumbing in rooms that sit empty, like a guest bath or a finished space over the garage
Your pre-freeze checklist
If you only have an hour this week, start at the top of this list and work down.
• ☐ Disconnect every garden hose. A hose left on the spigot traps water in the valve, even on frost-free spigots.
• ☐ Shut off and drain outdoor spigots. If you have an interior shutoff valve for the hose bib, close it, then open the outside faucet to let the line drain.
• ☐ Blow out your sprinkler system. Draining isn’t enough in our climate. Book a blowout now if you haven’t; local irrigation companies fill up fast once a freeze hits the forecast.
• ☐ Insulate the backflow preventer. Most Douglas County homes have one on the outside wall. A fitted insulated cover is inexpensive and worth it.
• ☐ Check the garage. Keep the garage door closed on cold nights, and wrap any water lines or a utility sink that runs through it.
• ☐ Look at exterior walls. Under-sink cabinets on outside walls are a common freeze point. On the coldest nights, open the cabinet doors so warm air can reach the pipes.
• ☐ Seal drafts near plumbing. Gaps where pipes, cables or dryer vents enter the house let cold air reach the lines. Caulk or foam them.
• ☐ Find your main water shutoff. Make sure everyone in the house knows where it is and that the valve turns. If a pipe bursts, this is the first thing you’ll need.
On the coldest nights, and when you travel
Once the hard freezes start, a few habits go a long way:
• Keep the thermostat steady. Don’t let it drop much lower at night than during the day. If you travel, set it no lower than 55 degrees.
• Let a faucet drip. On nights forecast in the teens or below, a slow drip from a faucet on an exterior wall keeps water moving and relieves pressure in the line.
• Plan for time away. Holiday trips and mountain weekends are when small freezes become big losses. Shut off the main water supply if you’ll be gone several days, or have a neighbor check the house daily.
• Rentals and vacant properties need a plan too. If you manage a property that sits empty between tenants, make sure heat stays on and someone checks it after every cold snap.
If a pipe freezes or bursts
If a faucet won’t run or only trickles, a pipe is likely frozen. Leave the faucet open and warm the area gently with a hair dryer, a space heater kept at a safe distance, or warm towels. Never use an open flame. If you can’t find the frozen section, call a licensed plumber.
If a pipe has burst, take these steps in order:
1. Shut off the main water valve.
2. If water is near outlets, appliances or the electrical panel, stay out of the area and turn off power at the breaker only if you can reach it safely.
3. Call a plumber to repair the break.
4. Take photos and video of the damage before you move anything.
5. Call a water mitigation company to start drying.
Speed matters with the last step. Water soaks into drywall, insulation, subfloors and carpet pad quickly, and moisture that stays trapped behind walls can lead to mold growth. A professional crew uses moisture meters and thermal imaging to find water you can’t see, then sets up commercial drying equipment and documents the drying process. That documentation is useful when you talk with your insurance company about a claim.
We’re here when the cold catches you off guard
DRYmedic Restoration Services of Parker is locally owned and IICRC-certified, and we answer the phone 24 hours a day, 7 days a week. If a frozen pipe floods your home or business this winter, call us at 720-719-0034 and a crew will be on the way.
We serve Parker, Castle Rock, Castle Pines, Centennial, Deckers, Englewood, Franktown, Highlands Ranch, Larkspur, Littleton, Lone Tree, Sedalia, Sterling Ranch and the surrounding Douglas County and south Denver metro area.
Learn more about DRYmedic of Parker
Sources (for internal reference, remove before publishing)
• FOX31 KDVR: When is the first hard freeze in Denver?
• FOX31 KDVR: When is Denver’s first freeze?
