Freeze Prep for Houston Rental Properties
Houston does not freeze often, and that is exactly why a hard freeze causes so much damage here. Many local rentals were built with plumbing in exterior walls, attics and crawl spaces, hose bibs with no insulation and irrigation lines that sit just below the surface. When a cold snap arrives, owners and property managers who have a plan in place lose far fewer pipes, ceilings and floors than those who scramble the night before.
This checklist is for landlords and property managers responsible for single-family rentals, duplexes and small apartment communities in the Houston area. It is general information, not legal or insurance advice. For storm season planning, see our guide to hurricane prep for rental property in Houston.
1. Build the list before cold weather arrives
Start with an inventory of every door you manage. For each property, note:
- Where the main water shutoff is and whether it actually turns.
- Whether the home is slab-on-grade or pier and beam, since raised floors expose more pipe.
- Plumbing that runs through exterior walls, the attic or an unheated garage.
- Hose bibs, irrigation backflow devices and pool equipment.
- Tankless water heaters mounted outside.
- Which units are vacant or between residents.
Keep the list in your work-order system so a technician can find the shutoff in the dark. Label shutoffs with a paint pen or tag while the weather is mild.
2. Insulate what is exposed
Most freeze damage starts at a short run of exposed pipe. Walk each property and add foam pipe sleeves to accessible lines in attics, garages and under raised floors. Cover hose bibs with insulated caps. Wrap backflow preventers with insulated covers made for that purpose. Close foundation vents on pier-and-beam homes before a freeze and reopen them afterward for ventilation.
Exterior tankless water heaters often have built-in freeze protection that depends on power. If the power goes out, the unit can freeze. Ask your plumber what draining or covering steps the manufacturer recommends, and add those steps to your plan.
3. Give residents clear instructions in advance
Residents are your first line of defense, so send a short notice when a freeze is forecast. The American Red Cross frozen pipe guidance recommends letting cold water drip from faucets served by exposed pipes, keeping the thermostat at the same setting day and night, and opening kitchen and bathroom cabinet doors so warmer air reaches the plumbing. It also advises leaving the heat on, set no lower than 55° F, if you will be away during cold weather.
Your notice should also tell residents how to report a leak, where the water shutoff is and not to use ovens, grills or generators indoors for heat. Ready.gov winter weather guidance covers that safety side, including testing smoke alarms and carbon monoxide detectors with battery backups.
4. Handle vacant units differently
A vacant unit with the heat off is the most likely place for a burst pipe that nobody notices for days. Before a freeze, decide for each vacant unit whether you will keep heat on, shut off and drain the water, or both. If you drain, turn off the water heater first and follow the manufacturer's steps. Put a sign on the panel and water heater so the next technician knows the status. Schedule a walkthrough as soon as temperatures rise. Our vacant unit turnover timeline guide explains how to fold that check into the turn schedule.
5. Protect irrigation and outdoor equipment
Shut off and drain irrigation systems where the design allows it. Backflow devices are often the first component to crack. Pool pumps usually need to keep running in a freeze to keep water moving, so check what your pool service recommends. Cover exterior faucets and disconnect hoses so water in the hose does not freeze back into the bib.
6. Line up vendors before the freeze, not after
After the February 2021 freeze, many Texas owners waited a long time for plumbers and repair crews. The Texas Property Code, Chapter 92 even recognizes this kind of situation: a landlord can delay certain tenant repair remedies with a sworn affidavit when a general shortage of labor or materials follows a natural disaster such as an extended freeze. That is not a plan, though. Before winter, confirm who you will call for plumbing, water extraction, drywall and flooring, and what information they need from you to schedule.
7. Know your repair duties
Chapter 92 sets out a landlord's duty to make a diligent effort to repair conditions that materially affect the physical health or safety of an ordinary tenant after notice, and it treats flooding from broken pipes inside a dwelling as a serious condition. Read the statute or talk to your attorney so your team knows what is expected when a resident reports a burst pipe.
8. After the freeze: inspect in order
When temperatures rise, pipes thaw and hidden breaks start leaking. Inspect in this order:
1. Main lines and meters. Look for water where it should not be. 2. Attic and ceiling areas below attic plumbing. Watch for stains and sagging drywall. 3. Exterior walls behind sinks and washers. 4. Water heaters, including tankless units outside. 5. Irrigation, backflow devices and hose bibs. 6. Vacant units, every one of them.
Turn water back on slowly in drained units and have someone watch for leaks.
9. Dry quickly and document everything
Wet drywall, insulation and cabinets need to dry fast to limit mold. Take photos and video before cleanup begins, keep damaged materials until your adjuster says otherwise, and save every invoice. The Texas Department of Insurance explains the claim process.
10. Use the freeze to plan upgrades
Every freeze shows you where your properties are weak. Afterward, list the units that had problems and consider permanent fixes during the next turn:
- Rerouting pipes out of exterior walls or the attic.
- Adding insulation in attics and crawl spaces.
- Replacing failed hose bibs with frost-resistant models.
- Relocating or enclosing exterior water heaters.
- Adding accessible shutoffs to each unit in small multifamily buildings.
Plumbing changes usually need permits in Houston. Our Houston remodel permit guide explains the basics.
Frequently asked questions
Should residents drip every faucet?
Usually only faucets on exterior walls or with exposed pipes. Give residents a short, specific list for their unit.
Can I shut off water to a vacant unit?
Yes, and draining a vacant unit is often the safest choice. Make sure the water heater is off first and record what you did.
What if a resident reports a leak during the freeze?
Tell them where the shutoff is, send help as soon as you can and document everything. Follow your lease and Chapter 92 duties.
Want freeze damage repaired or vulnerable plumbing areas rebuilt during your next turn? BPC Development LLC provides free on-site estimates in Houston, TX. Call (281) 301-4737.