Skip to content

Frozen Pipes 101 in Vail and Aspen: Prevent, Spot, Fix

Home » Frozen Pipes 101 in Vail and Aspen: Prevent, Spot, Fix
Real Estate

Frozen Pipes 101 for Vail and Aspen Homes

Quick takeaways

  • Keep indoor temps at 55°F or higher, even if you are away.

  • Insulate exposed supply lines in garages, crawlspaces, and mechanical rooms.

  • Let faucets drip on the coldest nights to keep water moving.

  • Know your main water shutoff location and test it before winter.

  • If a pipe freezes, shut water off first, then warm the area slowly. Do not use open flames.

Why pipes freeze here

Rapid temperature drops, wind exposure, and unconditioned spaces are common in the Vail Valley and Aspen. North-facing walls, rim joists, and over-garage baths are frequent trouble spots, especially in homes in Singletree, EagleVail, West Vail, Snowmass Village, and Aspen Highlands.

Prevent it: a pre-winter checklist

Whole home

  • Keep heat on at 55°F or higher. Avoid night setbacks during arctic snaps.

  • Open sink cabinet doors on exterior walls to let warm air circulate.

  • Set smart thermostats to send low-temp alerts to your phone.

  • Add pipe insulation or heat cable to exposed lines in crawlspaces, garages, and mechanical rooms.

  • Seal air leaks at hose bibs, sill plates, and around penetrations.

Plumbing specifics

  • Disconnect garden hoses and install insulated hose-bib covers.

  • If you have known risk lines, let cold side faucets trickle during cold advisories.

  • Know where the main shutoff is and make sure it turns freely.

Seasonal and second homes in Vail and Aspen

  • Arrange regular checks during cold spells.

  • Program low-temp and leak sensors with notifications to you and a local contact.

  • Consider partial winterization for seldom-used areas.

DRS note: Not sure where to start or which lines are most at risk in your home in Vail or Aspen? Give DRS a call to review options for cold-weather protections and monitoring that fit your situation.

Contact Us

Early warning signs

  • Weak or no flow at one faucet while others are normal

  • Gurgling or sputtering when a tap first opens

  • Frost on visible pipe runs or unusually cold cabinet cavities

  • Unexplained water on floors or ceilings after a thaw

DRS note: If any of these show up, call DRS to talk through next steps before damage spreads.

If a pipe is already frozen

  1. Shut off the main water to limit damage if the pipe splits during thaw.

  2. Open affected faucets to relieve pressure.

  3. Warm the area slowly with a space heater placed at a safe distance, a hair dryer, or warm towels. Start near the faucet and work back toward the frozen section.

  4. Monitor for leaks as the ice melts.

Do not

  • Do not use a torch, grill, or other open flame.

  • Do not close up the space until full flow returns and you have checked for leaks.

  • Do not restart water to an obviously split pipe.

DRS note: Need help with water extraction, structural drying, or moisture verification after a thaw in West Vail, Edwards, or Aspen’s West End? Call DRS to review options.

Contact us

After a freeze or leak

  • Document the area with photos and notes on what you did and when.

  • Dry the area quickly to prevent mold growth. Target under-sink cavities, toe kicks, and subfloors.

  • Consider a follow-up moisture check to confirm materials are back to safe levels.

DRS note: We can review drying options, place professional dehumidification, and provide documentation for your records.

Contact Us
Real Estate

The DRS Difference: Winter-Ready Peace of Mind

Real Estate–Ready Restoration

  • Local techs familiar with mountain home layouts and cold spots

  • Fast water extraction and structural drying to stop secondary damage

  • Moisture mapping and clear reports you can share with insurers or buyers

  • Flexible scheduling for second homes and property managers

Serving Vail, Avon, Edwards, Minturn, Eagle, Gypsum, Wolcott, and Aspen.
Not sure what you need? Give DRS a call to review your options.