Winter in the Sierra is beautiful and hard on houses. Reno sees plenty of nights well below freezing, and at Lake Tahoe, subzero temperatures and heavy snow are part of the season. Every year, those cold snaps split pipes in homes, condos, and cabins across the region.
The damage often shows up days later, when the weather warms or when an owner arrives at a cabin that’s been empty since the last ski weekend. Here’s where pipes freeze, how to prevent it, and what to do when one bursts.
Where Pipes Freeze
- Pipes in exterior walls, especially on the north side of the house
- Crawlspaces and unheated areas under the home
- Plumbing in garages and over unheated spaces
- Kitchen and bathroom sinks on outside walls
- Outdoor spigots and irrigation lines not drained in fall
- Cabins with the heat turned down too low while nobody is there
Why Vacant Homes Are So Vulnerable
Many Tahoe properties are second homes or vacation rentals that sit empty during the week or for months at a time. Owners turn the thermostat down to save money, and a winter storm knocks out power. Without heat, pipes freeze within hours.
The real damage comes at the thaw. Ice inside a split pipe holds water back. When it melts, water pours out at full pressure, and in an empty house, it can run for days before a neighbor, a property manager, or the next guest discovers it.
Preventing Frozen Pipes
- Keep the heat at a steady temperature, typically at least the mid-50s, even when the home is empty.
- Drain and shut off exterior spigots and irrigation lines each fall.
- Insulate pipes in crawlspaces, garages, and exterior walls, and add heat tape where needed.
- Seal gaps where cold air gets into the crawlspace or around pipe penetrations.
- Install a remote temperature monitor and water leak sensors.
- Add an automatic water shutoff valve that closes when a leak is detected.
- For long absences, shut off the main and drain the system.
If a Pipe Bursts
- Shut off the main water valve immediately.
- Turn off power to wet areas.
- Open faucets to drain the lines.
- Photograph everything before cleanup starts.
- Call a plumber and a restoration company.
What Restoration Involves
Water from a burst pipe spreads through walls, ceilings, and floors quickly, and in a multi-level mountain home, it can run down through two or three levels. Professional water damage mitigation, extraction, and cleaning starts with removing standing water and mapping moisture with meters and thermal imaging. Wet insulation and damaged drywall come out, and commercial dehumidifiers and air movers run until the framing and subfloors test dry. In winter, heat is part of the drying plan, because cold materials release moisture slowly.
When a leak runs for days, the damage can go deeper than drywall and flooring. Subfloors can swell and delaminate, and water sitting on framing can weaken it. Our structural damage repairs team assesses and repairs framing, sheathing, and subfloors before finishes go back in, so the rebuild lasts.
For Property Managers and Rental Owners
If you manage vacation rentals, a frozen pipe can wipe out bookings for weeks. A few habits help: checking properties after every cold snap, keeping heat settings locked, making sure guests know not to turn the heat off when they leave, and having a restoration company you trust on call.
Frequently Asked Questions
What temperature should I keep my Tahoe cabin at in winter?
Most plumbers suggest keeping the heat no lower than the mid-50s when a mountain home is empty, and higher during extreme cold snaps. Rooms with plumbing on exterior walls, like kitchens and bathrooms, should have their doors open so heat reaches them. A remote thermostat lets you check and adjust from anywhere.
How do I thaw a frozen pipe safely?
Open the faucet on the frozen line and warm the pipe slowly with a hair dryer, heating pad, or space heater kept a safe distance away. Start near the faucet and work back. Never use an open flame or torch. If the frozen section is inside a wall or you can’t find it, call a plumber.
Does homeowners insurance cover frozen pipe damage?
Sudden water damage from a frozen pipe is commonly covered, subject to your deductible. Many policies expect you to keep heat on or shut off and drain the water if the home is vacant. If you rent the property to guests, check that your policy covers short-term rental use.
How long does drying take after a burst pipe in a mountain home?
Most jobs take three to five days once equipment is running, though cold framing and multi-level water spread can stretch that. We use heat along with dehumidifiers and air movers in winter, and confirm dryness with daily moisture readings before any repairs begin.
What is heat tape and should I use it?
Heat tape, or heat cable, wraps around pipes and gives off gentle warmth to keep them from freezing. It’s useful on pipes in crawlspaces, under homes, and in unheated areas common in Sierra construction. Use products rated for pipes, follow the manufacturer’s instructions, and have it checked before each winter.
Serving the Sierra and Western Nevada
We respond to frozen pipe emergencies across Reno and the Lake Tahoe area. If a pipe burst in your home or cabin, call CRBR at 1-800-870-0030. We answer 24 hours a day, 365 days a year.
