Cold Snap Checklist for Gunnison and Crested Butte Homes: Frozen Pipes, Ice Dams and When to Call

Cold snap coming to Gunnison or Crested Butte? Protect pipes and roofs, know what to do if a pipe bursts, and when to call. 24/7: (970) 964-4437.

When a hard cold snap rolls into the Gunnison Valley, homes in Gunnison, Crested Butte, Mt. Crested Butte and Almont get tested fast. Below-zero nights are normal here, and two problems tend to show up together: pipes that freeze and split, and ice building up along the roof edge. Both end the same way if nobody catches them, with water inside walls, ceilings and crawl spaces.

This is a practical checklist: what to do before the cold arrives, what to watch for while it's here, what to do if a pipe bursts or the roof starts leaking, and when to call for help.

Before the Cold Snap: A 30-Minute Walk-Through

Do this when the forecast shows a deep freeze coming.

Heat

• Set the thermostat to 55°F or higher in every zone, day and night, even if the house will be empty.
• Check your propane level and schedule a delivery before you're low. Make sure the truck can reach the tank after a big snow.
• Replace thermostat batteries and know what you'll do if the power goes out. Most furnaces and boilers need electricity even when they burn gas or propane.

Pipes

• Find your main water shutoff and make sure it turns. On a well, know which breaker runs the pump.
• Check that pipe insulation and any heat tape on vulnerable lines are in place and working. Follow the manufacturer's instructions.
• Seal drafts around crawl space vents, access doors and spots where lines enter the house. Cold air blowing on a pipe can freeze it even when the rest of the space is above freezing.

Roof

• Look at the eaves and gutters. A thick ridge of ice or large icicles along the edge are early signs of an ice dam.
• If you have a roof rake, keep it where you can reach it from the ground.

Where Pipes Freeze in Valley Homes

Pipes freeze where heat doesn't reach. The usual trouble spots:

• Crawl spaces, especially near foundation vents and access doors
• Exterior walls, including kitchen and bathroom lines on north-facing walls
• Garages and mudrooms with plumbing that isn't fully heated
• Under sinks on outside walls, where closed cabinet doors keep warm air out
• Well houses, pump lines and pressure tanks in unheated spaces
• Additions and remodeled areas, where new plumbing may have less insulation

During the Coldest Nights

• Open cabinet doors under sinks on outside walls.
• Let a faucet on an outside wall drip slowly, hot and cold.
• Keep garage doors closed if there are water lines in the garage.
• Check faucets in the morning. A faucet with no water or only a trickle, frost on an exposed pipe, a bulging section of pipe or a toilet that won't refill can all mean a frozen line.

Second Homes and Empty Houses

Many homes in Crested Butte and Mt. Crested Butte sit empty for weeks. A furnace that quits the day after you leave can freeze the whole house before anyone notices.

• Keep the heat at 55°F or higher.
• For long absences, ask your plumber whether shutting off and draining the water supply makes sense for your home.
• Have a caretaker check the house after every hard cold snap or power outage.
• Consider temperature sensors and leak detectors that alert your phone, or an automatic water shutoff valve.

A Quick Word on Ice Dams

Ice dams form when heat from the house warms the roof, snow melts, and the water refreezes at the cold eaves. The ridge of ice traps the next round of meltwater, which can back up under the roofing and into the attic, walls and ceilings.

During a cold snap, keep it simple:

• Stay off the roof. Use a roof rake from the ground to pull snow off the lower few feet, and keep clear of power lines and falling ice.
• Don't chip at the ice with hammers or axes, and don't use torches or rock salt. They damage roofing and gutters.
• Watch the inside. Water stains on ceilings near exterior walls, damp spots in the attic or peeling paint below the eaves mean water is getting in.

Long-term fixes like attic air sealing, insulation and ventilation are worth planning for once winter eases.

If a Pipe Bursts

1. Shut off the main water valve right away. On a well, turning off the pump breaker also stops the flow.
2. Turn off power to wet areas at the breaker if you can reach it from a dry spot.
3. Stay clear of sagging ceilings.
4. Take photos and video of the damage before cleanup, and note the time.
5. Call your insurance agent. Our guide on working with your insurance company when disaster strikes explains what to expect.
6. Call a plumber and a restoration company. For more detail, read Burst Pipe? What to Do in the First Hour.

To thaw a pipe that's frozen but not leaking, open the faucet it feeds and apply gentle heat, such as a hair dryer or warm towels, working from the faucet back toward the frozen section. Never use an open flame. Watch for leaks as water starts moving again, because a split often doesn't show until then.

If the Roof or Ceiling Starts Leaking

• Put buckets and towels under drips and move furniture, rugs and electronics out of the way.
• If water is near light fixtures or outlets, shut off power to that area at the breaker if it's safe.
• Keep everyone out from under a bulging ceiling.
• Document the ice outside and the damage inside before cleanup.

When to Call a Restoration Company

Call when water has soaked into drywall, insulation, subfloors or a crawl space, when a ceiling is stained or sagging, or when you can't tell how far the water went. Water you can't see is the main problem. Materials that stay wet can start growing mold within 24 to 48 hours, according to the EPA, and fans and towels rarely dry a wall cavity or crawl space.

Valley Restoration & Construction's technicians are trained to IICRC standards for water damage. We extract standing water, use moisture meters and thermal imaging to find hidden moisture, set up drying equipment and monitor it until the structure is dry. If mold has started, our mold cleanup team handles it, and our construction crew takes care of the repairs. Learn more about our water damage restoration services.

Frequently Asked Questions

What temperature should I keep my house at during a cold snap? At least 55°F in every zone, day and night, including when the house is empty.

Should I drip my faucets? On the coldest nights, a slow drip from faucets on outside walls helps keep water moving. It's a backup, not a replacement for steady heat.

Is it safe to knock icicles or ice off my roof? Not from the roof, and not with tools that can damage roofing. Use a roof rake from the ground, and hire someone insured and equipped for anything more.

Does insurance cover frozen pipe or ice dam damage? It depends on your policy. Document the damage and call your agent early.

Do you come out to Gunnison and Crested Butte in winter? Yes. We answer 24/7 and give you a realistic arrival time based on weather and road conditions when you call.

24/7 Help in Gunnison and Crested Butte

We serve Gunnison and Crested Butte, along with Montrose, Delta, Ouray, Ridgway and Telluride. For more prevention tips, see preventing frozen pipes and ice dams in mountain homes.

Burst pipe, roof leak or water damage in the Gunnison Valley? Shut off the water and call (970) 964-4437 any time, day or night, or contact us online.

Contact Valley Restoration or call (970) 964-4437 for help.