Frozen Pipes in Cherry Creek Condo Garages, Balconies and Walls

How a freeze turns into a leak

Before the cold arrives: Forecasts usually give a day or two of warning. This is the time to disconnect hoses, close interior shutoffs to outdoor spigots, and set the thermostat to stay warm even if you will be away.
During the cold: Water in an exposed pipe freezes and expands. Pressure builds between the ice and a closed faucet or valve. Often there is no visible sign yet.
The pipe splits: A crack forms, but ice may still plug it. The pipe can sit split for hours or days without leaking.
The thaw: As temperatures rise or heat reaches the pipe, the ice melts and water flows freely out of the crack. This is when ceilings below suddenly start dripping.
Days afterward: Slow leaks from smaller cracks show up as stains or damp drywall. Check any area that had a cold spot during the freeze.

The usual weak points in Cherry Creek buildings

Townhomes and duplexes in Cherry Creek North often have attached garages with water lines for a utility sink, a hose bib or a water softener, and garage doors that leak cold air. Rooftop decks and balconies may have hose bibs whose supply runs through an exterior wall. Kitchens and baths placed against north- or west-facing exterior walls in newer builds can freeze if insulation behind the cabinets was compressed or missed.

In larger condo buildings, the riskiest pipes are often in common spaces: parking garage levels, stairwells, loading areas, and dry or standard sprinkler branches that run near exterior openings. Those are usually the association's responsibility, but the water they release ends up in units and storage areas. Closing off a room's heat vent, or setting a vacant unit's thermostat very low, can also let a pipe near an exterior wall get colder than expected.

What to do with a pipe you think is frozen

IfA faucet gives only a trickle during a cold snap and there is no leak visibleThenLeave the faucet open, open cabinet doors to let warm air in, and warm the area gently with a hair dryer or space heater kept away from anything flammable. Never use an open flame.
IfYou see bulging, frost or a crack on the pipeThenClose the shutoff for that line or the unit before thawing it, so water cannot pour out when the ice melts.
IfWater is already leaking from a ceiling or wallThenClose the unit shutoff, turn off power to affected rooms, and alert building staff so they can check common pipes and the units below.
IfThe frozen pipe is in a common garage, stairwell or sprinkler lineThenReport it to the manager or engineer immediately. Do not try to thaw or close fire sprinkler valves yourself.

Cold snap preparation for condo and townhome owners

Know where the unit's main shutoff is and confirm it turns.
Disconnect hoses from balcony and garage bibs, and close the interior valve feeding them if there is one.
Keep the garage door closed and the thermostat set to a steady temperature, even when away.
Open sink cabinet doors on exterior walls during the coldest nights.
Tell the manager if you notice a cold draft near a sprinkler head or a pipe in a common area.
If you travel, arrange for someone to check the unit after any hard freeze.

General information for Cherry Creek, not a quote or professional advice. In an emergency, call 911.