How to Avoid Burst Water Pipes In Your Rental Property?

Winters bring excitement and fun, including Christmas, New Year, and other holidays. But it is not all about fun; winter also brings a hard time, especially for those living in colder areas. Winters are characterized by long, chilly nights and shorter days, with frequent clouds, rain, and snow. Extremely cold weather and snowy conditions make life quite testing at times. Bursting of pipes is one such hazard. A burst pipe is an incident closely related to severe winter. Many homes in the UK often experience this situation in the winter season.

Traditionally, the water pipes in UK homes were mostly made up of galvanized steel. In modern homes, these are now mostly made up of copper, which is more durable. Different plastic materials, such as UPVC (unplasticized Polyvinyl Chloride) and PEX (Cross-Linked Polyethylene), are also common today due to their light weight and durability. Whatever the material used for making a water pipe, it tends to rupture or crack in severe cold conditions, though the probability of bursting might be different with each material. The question is frequently asked: how to prevent burst pipes, especially in rental properties.

Keep reading this blog to get a clear and precise answer to this important issue.

Burst Pipes – An Overview

Generally, all liquids expand when heated and shrink when the temperature drops. As a liquid's temperature drops, it contracts and reaches its maximum mass at 0°C. But water behaves differently. Water also freezes at 0°C, but contrary to other liquids, it attains maximum density at 4°C. It means water shrinks to its minimum at 4°C, and when the temperature further drops towards 0°C, it again starts expanding. This unique behavior of water may create huge problems. When water expands at 0°C (the freezing point), it exerts immense pressure on the pipes, which are exposed to extreme cold, causing them to burst.

The pressure created by the expansion of frozen water is normally around 2,000 pounds per square inch. This pressure is sufficient to break almost all types of water pipes. However, water pipes made of the latest plastic materials, such as PEX or UPVC, are more flexible and can withstand high pressure; however, they can still split over time. That's why water pipes, especially those exposed to severe weather, often burst in winter.

A Burst Water Pipe – What Are the Risks?

The direct threat of a water pipe burst is the financial loss, which landlords and homeowners must bear in replacing the damaged or burst pipe. But it may create havoc, and that too quietly and suddenly. When water in a pipe freezes, the pipe develops cracks and may fail completely at a weak point. Once the pipe is broken or cracked and the ice thaws due to rising temperature, the frozen water begins to melt.

This may result in flooding the home, damaging the floors, furniture, and other valuables, apart from harming the building structure. Additionally, when a pipe bursts, the water supply may also be interrupted, affecting the heating system. Again, these damages have a financial impact, but the real problem is more than financial losses; it is the nuisance families face.

Which Pipes Are More Vulnerable to Burst?

·         Water Pipes are directly exposed to weather conditions.

·         Uninsulated pipes are installed in the open spaces, alongside the outer walls.

·         Exposed pipes in lofts.

·         Pipes in the underfloor areas.

·         Garden pipes and taps.

·         Overhead tanks and cylinder tanks, especially when left open or poorly insulated.

In addition to the above, some of the pipes are also vulnerable to bursting due to corrosion, physical damage, or failure of joints. This may happen anywhere in the home pipework. Sometimes, a sudden increase in pressure can crack a weak spot in the pipes.

Regularity Requirements And Responsibilities – Landlords Or Tenants?

The prevailing laws and regulations in the UK make the landlords responsible for keeping the structure and various installations in their rented properties in perfect and well-maintained condition. It also includes the plumbing work and different components of the central heating system. Hence, the incident of a burst pipe directly comes under the responsibility of the landlords, per the provisions of the following regulations and laws:

·         Section 11 of the Landlord and Tenant Act 1985 makes landlords responsible for maintaining installations in a rented property, such as pipes, sanitary fittings, and the drainage system. It implies that the landlords must ensure that all these installations are not exposed to the risk of freezing.

·         The Water Supply and Fittings Regulations of 1999 primarily address the prevention of contamination and waste. Hence, it defines the standard guidelines for plumbing installations and their maintenance. Any violation of these regulations may result in legal action against the landlords.

·         Official guidelines from the UK Government on private renting (Repair Policy) hold landlords responsible for maintaining installations in good condition, including sinks, washbasins, baths, heating systems, hot water supply, and other sanitary fittings, in their rented properties.

So, the landlords have a legal responsibility to keep the entire plumbing work and central heating system in their rented properties in perfect working condition. They are also responsible for conducting repairs and fixing faults in these installations as required. 

How To Avoid Burst Pipes In Your Rental Property?

In accordance with the above-referenced laws and regulations, landlords are solely responsible for ensuring that all plumbing work and installations in their rented properties are free of faults or freezing, and for promptly fixing burst pipe incidents. A landlord of a rental property needs to focus on preventing such incidents. Here is a practical prevention plan against potential pipe bursts that every landlord must follow to avoid burst pipes in their rental properties.

Short-Term Measures

·         Label Different Control Points – All control points across the entire pipe and plumbing work should be properly labeled so tenants can access them immediately as needed. It includes marking the main inlet valves, the main stopcock within the premises, and the main controls of the boiler and heating system.

·         Lagging the Exposed Pipes – Ensure to lag the exposed pipes with foam fittings. It may include exposed pipes under the sink, in lofts, and along exterior walls. Additionally, the exposed tanks can also be lagged with foam to protect them against freezing.

·         Apply Insulation to Lofts – Properly insulating lofts and outer walls is strongly recommended, as it reduces the risk of pipe freezing. 

·         Maintain Heating at a Low Temperature – Educate tenants to keep the heating set to 10-12°C. It helps to avoid freezing and bursting of pipes.

·         Protection of External Taps – Cover all the external taps with proper insulation, especially those installed in the garden. Additionally, you can also remove the garden hoses before the onset of winter.

·         Fix Leaks Promptly – Identify and fix the dripping water or water leaks before the start of winter.

Long-Term Measures

·         Consider burying the entire exposed pipework. This may also involve re-routing the entire pipework, so that the chances of a pipe running exposed, alongside the outer walls, may be minimized. Try to route the pipes through the covered and insulated spaces.

·         Consider insulating the overall structure of your rented property. Try insulating the roofs and outer walls. Double glazing might also be a good option for the outer walls to avoid freezing of pipework.

·         Keep educating the tenants on how to protect different plumbing installations against the risk of freezing. Instruct them to keep the heating on a low temperature. They should also be instructed to inform you about any leaks or faults promptly.

Immediate Steps When A Pipe Burst Happens

Educate the tenant of your rented property to react promptly in the event of a pipe burst and follow the instructions as outlined below:

·         Immediately cut off the water supply by turning off the main stopcock.

·         Turn off the boiler.

·         Cut off the electricity supply by turning off the main switch.

·         Drain water from all the pipes and systems. This can be done by opening all the taps.

·         Try to absorb water and move valuables to safer areas of the home, such as upper rooms, to protect them from flooding.

·         Call an expert and qualified plumber to replace the affected/burst pipes.

Conclusion

Freezing and bursting of pipes is not routine, but it can occur in any rental property at any time during severe cold weather. The likelihood of such an incident may be higher if the rental property is not kept in perfect condition, particularly with respect to plumbing work and installations. Under applicable laws and regulations, landlords of rented properties are responsible for keeping plumbing in good condition to prevent freezing or bursting.

The risk can be minimized by adopting short-term and long-term measures. It includes lagging the exposed pipes and installations with foam material, insulating lofts and outer walls, covering the outdoor taps, removing garden hoses, and maintaining the heating at a lower temperature. Similarly, the cylinder tanks or overhead water tanks can also be covered with foam material to keep them protected from freezing. Remember, timely precautionary measures can save you from potential financial losses in the shape of damage and destruction to your rented property and costly installations.