Canadian winters bring extreme cold and prolonged low temperatures that can cause serious problems for landlords and rental property owners across the country. One of the most common and costly winter issues is frozen water pipes.
When pipes freeze, the expanding ice can crack or burst the line, leading to significant water damage, costly repairs, and potential loss of rental income.
Why Frozen Water Pipes Are a Serious Liability Issue
No landlord wants to deal with a burst water pipe.
When the water inside a pipe freezes, the expanding ice can split or crack the pipe. That can lead to leaks, structural damage, or even flooding inside the rental unit.
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Repairing burst pipes can be expensive, and if tenants need to relocate during repairs, landlords run the risks of losing rental income. That’s why landlord liability insurance is essential. It helps protect your property, finances, and rental income from unexpected damages and setbacks.
How to Check For Frozen Pipes
Landlords can spot the early signs of frozen pipes before they burst. Common indicators include:
- There’s no running water or only a trickle from faucets.
- Frost is visible on a pipe.
- Unpleasant odours are coming from faucets and drains.
- If your building has a water boiler and it isn’t working as it should, there’s a chance the pipe attached to the boiler may be frozen.
The most likely place to find a frozen water pipe is those located against an exterior wall and where the water intake service pipe enters the building through the foundation wall.
How to Safely Thaw a Frozen Water Pipe
If you locate a frozen water pipe in your building, we recommend you contact a professional plumber to fix it.
If you suspect a frozen water pipe, first shut off the main water supply to prevent leaks. Then:
- Turn off the water supply first.
- Open a cold water faucet in the basement or laundry room.
- Apply heat to the frozen pipe by warming the air around it or applying heat directly to it with an electric heating pad, hair dryer, warm towel, or space heater. Don’t leave electrical heating elements unattended. DO NOT use open flame to thaw a frozen water pipe.
- Be patient. Thawing a frozen water pipe can take several hours.
- Once the pipe is thawed, turn on the water slowly and examine the line closely for leaks or cracks.
If a frozen water pipe is not accessible, you may have to wait for it to thaw on its own. We highly recommend you contact a plumber if you believe your building has a frozen water pipe.
9 Preventative Steps to Prevent Water Pipes From Freezing
Follow these nine preventive maintenance steps to protect your rental property from frozen pipes and water damage during Canadian winters:
1. Disconnect and drain outside garden hoses, close the shut-off valves that allow water to travel to an outdoor faucet, drain the line, and keep the outside tap open during the winter to prevent the pipe from cracking in case there’s water inside the line that may freeze and expand.
2. Consider hiring a plumber or contractor to insulate pipes in unheated areas to protect them from the cold.
3. Seal any cracks or holes around exterior water pipes and your building’s foundation to prevent cold air from getting through.
4. Keep a home’s garage doors closed, especially if exterior water supply lines are in the garage.
5. Opening kitchen and bathroom cabinet doors to allow warmer air to circulate around the plumbing can help prevent these pipes from cracking.
6. Keep the thermostat consistently set to the same temperature during the day and at night. Keeping the thermostat set to at least 18 degrees Celsius is recommended.
7. If your property is vacant, check it frequently to ensure there are no frozen pipes or leaks. You may also require vacant property insurance. This type of policy is for landlords whose properties are uninhabited or considered empty for an extended time.
8. Conduct inspections regularly to ensure no minor issues become major problems later. For instance, fix any drips or minor leaks immediately.
9. Know where to find the primary water shut-off value if a pipe bursts.
If you suspect you have a frozen pipe or spot cracks on an exposed pipe, turn off the building’s water supply and call a plumber.
How Landlord Insurance Can Protect Your Property and Tenants
A comprehensive landlord insurance policy from Zensurance can help you protect your property year-round.
Zensurance connects landlords with affordable coverage options from over 50 trusted insurers across Canada. Our licensed brokers can tailor your property and liability insurance to your building type, tenant profile, and budget.
Complete our online application for a free landlord insurance quote in under five minutes.
Let our expert team protect your commercial or residential rental property from the wide range of risks every landlord faces.
– Updated November 28, 2025.
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