Oklahoma City is home to some unique historic homes. From Mesta Park to Heritage Hills, older homes offer a unique look into the past. Historic homes aren’t immune to the perils of common plumbing issues, however. One of these common problems is leaking, freezing, and bursting pipes. These usually occur in homes with crawl spaces.
Homeowners should be aware that these types of houses are more vulnerable to certain perils than modern structures. They should also understand how to protect their historic home from some of the more common problems. In this article, we’ll look closer at the common causes of this type of damage, as well as the ways that you can avoid this with the help of a professional plumber.
What Can Cause Pipes to Freeze?
Pipes can freeze in multiple different ways. There are essentially three leading causes for this problem, which include:
1. Temperature Drops Too Low: Of course, the first cause is simply if the temperature drops too low outside. If it's cold enough outside to freeze water inside of a pipe, then you're going to have problems. This is typically a concern if the climate is colder outside.
2. Insulation Lack: As mentioned, older homes may lack proper insulation in some spaces. This can be especially common in crawl spaces that are incorrectly finished. If there isn't enough insulation to insulate against the cold air outside, then you're going to have issues with your pipes freezing.
3. Lack of Drainage: Pipes that aren’t properly drained can also freeze throughout the winter. If condensation is allowed to build up in a pipe, it can lead to freezing issues as water turns to ice.
Burst pipes can be a devastating issue for homeowners. If a pipe bursts, it's likely water will flow as if it's under pressure because the ice inside the pipe is now taking up space that used to be full of air.
Why Are Historic Homes More Vulnerable?
In addition to being more prone to bursting and freezing, historic homes are also more vulnerable because of the materials used to build them and how they were built.
Historic homes were often built with materials that weren't as insulated as we find in modern homes today. A layer of insulation between pipes and outside walls can help keep those exposed pipes warmer than exposed pipes on older buildings.
The Crawl Space Problem
One common issue for historic homes in the Oklahoma City metro is that crawl spaces allow cold air into a home. In many cases, this doesn't matter much since insulation has been added to modern crawl spaces. But older walk-out basements often have open crawlspaces. If the floors and walls aren't insulated, cold air can rush into the crawlspace and lower the temperature of pipes exposed to it.
Pipes exposed in the crawl space also don't have much time to return to normal temperatures before the cold air comes back in. This can cause them to burst or freeze during the winter, even when it isn't below freezing outside.
Signs You Have Crawl Space Pipe Issues
There are a few warning signs that you might have an issue with freezing and bursting pipes in the crawlspace:
1. Frozen and Burst Water Pipes
If the exterior of your home has water lines that appear to be frozen, then you might have a severe issue with pipes freezing and bursting.
2. Increased Water Bill
A larger-than-normal water bill could indicate an issue with your plumbing system as it is struggling to accommodate the increased usage of water due to your pipes leaking/bursting.
3. Condensation on the Pipes
Condensation on exterior water lines is similar to frozen and burst water lines, but it can also be caused by inadequate insulation near the exterior water line. This is often due to an inaccuracy in our historic homes' original blueprints or if there was a change to the insulation in that area.
4. Cracks & Crumbling Drywall
A crack or crumbling drywall near any of the exterior water outlets (e.g., outside faucets, hose bibb, sprinkler system) can indicate an issue with the plumbing line located in/behind that area. Drywall is generally not found on the exterior walls of houses. This could be an indication of a leaking/bursting pipe.
Tips to Avoid Bursting or Freezing Pipes in Historic Homes
To avoid issues with burst and freezing pipes, here are a few tips that homeowners can keep in mind:
1. Ensure that Air Can Circulate Around Pipes
Crawl spaces are known for being cold, which is why they're perfect places to store things that will stay cool. However, this means they're also the ideal place for pipes to freeze. One easy way to keep your crawl space warm is by allowing air circulation around pipes. This is especially important with exposed pipes.
2. Vent the Crawl Space
One of the main reasons crawl spaces tend to be cold is because they're not ventilated. If air can't circulate through the space, then it's going to get cold – which means your pipes are likely to freeze or burst. By allowing for ventilation in your crawl space, you'll help avoid this issue.
3. Wrap Pipes
If you already have exposed pipes in your crawl space, then wrapping them with insulation – even if it's just fiberglass or bubble wrap – can help keep them warm. This insulation will trap the heat inside of the pipe rather than allow it to escape into the cold crawl space.
4. Use the Right Insulation
When wrapping your pipes, be sure that you're using insulation that's made for this purpose. While fiberglass insulation is an inexpensive option, it can cause issues with rodents and insects if they decide to use it as a home.
5. Install Fault Flow Valves
Fault flow valves are designed to keep water propped up in the pipe if there's no water flowing through it. This prevents it from freezing and, theoretically, protects your pipes from bursting. Fault flow valves are usually found at the point where water comes into the house. By injecting this extra protection, you'll be able to keep your home warm without worrying about riskier behaviors like keeping faucets dripping.
6. Call a Plumber
Bursting and freezing pipes happen to everyone. They can't always be prevented, but they can be repaired – especially if you call a plumber. A professional plumber will ensure that the burst or frozen pipe is fixed in a timely manner, which can prevent even more damage from occurring.
Fixing the Problem Is Easy Enough, Right?
The good news is that these issues can typically be fixed by hiring a professional plumber to come and fix them for you. They will be able to add insulation and insulation around your exterior water lines.
Working with a professional plumber also ensures that the work is done right. A plumber who is experienced with historic homes knows how to work around older construction without jeopardizing your home's structural integrity or curtailing its historical authenticity.
The more of these issues are discovered, the more likely it is that they can be fixed before you have a severe issue on your hands. Of course, prevention is key, and it's important to make sure that your home stays warm and water-free throughout the winter.
Realtor? Avoid Any Issues When Selling Historic Homes
A professional plumber can also help you sell a historic home by solving any remaining issues. If you're selling a historic home in the Oklahoma City metro, then working with a professional plumber is the best way to ensure that your plumbing meets city code and that all potential issues are repaired or prevented before anyone moves in.
By noticing and avoiding any plumbing issues, you'll be able to sell the home without any problems. Where other agents may have overlooked these issues or warned their clients against buying older homes, you will have taken every step needed to ensure that your clients are happy with their purchase.
Fight Back this Winter with BL3 Plumbing
Historic and older homes in Oklahoma City bring our city's history to the modern-day. However, they often face issues that can't always be prevented with insulation and other home maintenance tasks. If you're having an issue with freezing or bursting pipes because of your crawl space or exposed basement, call BL3 Plumbing today for help! We've helped countless homeowners in the metro area fix their homes from water damage, and we'd love to help you as well.
This holiday season, don't risk the safety of your home by leaving running water unattended. Even if it's just dripping, keeping water moving through the pipes will help make sure they don't freeze or burst. Whether you have a crawl space with exposed pipes or a walkout basement with colder temperatures, be sure to keep an eye on your plumbing issues this winter. If you need help, then call BL3 Plumbing today!
To help you avoid an unwanted Christmas gift, we are offering free inspections and estimates to help you prepare your home for the wintertime. Our plumbers are dedicated to ensuring that your historic home is well prepared for any weather conditions. With no pressure or obligation, you have nothing to lose! Call us today for a free inspection. We also provide 24/7 emergency service if you have an issue – no matter when it happens.
