Kansas City winters can swing from mild to bitter fast. One week you’re raking leaves in Gladstone, and the next you’re wondering whether the pipe under the kitchen sink will make it through the night.
A burst pipe can soak drywall, flooring and everything stored in the basement before anyone notices. Here’s how home insurance usually handles frozen pipes, where coverage gets tricky, and what you can do now to avoid the claim altogether.
How Home Insurance Usually Handles a Burst Pipe
Many homeowners policies cover water damage that is sudden and accidental. A pipe that freezes, cracks and sprays water into your basement is often that kind of event. Depending on your policy, that can include repairing damaged walls, floors and ceilings and replacing ruined belongings.
A few things are usually treated differently:
- Gradual leaks. A slow drip that went on for weeks or months is often viewed as a maintenance issue rather than a sudden event.
- Wear and tear. Old, corroded plumbing that finally gives out may not be covered the same way as a pipe that froze and burst.
- The pipe itself. Policies vary on how they treat fixing the broken pipe versus the damage the water caused.
Your deductible applies too, so a small repair may cost less than the deductible.
The Big Exception: Empty or Unheated Homes
This catches people off guard. Many policies include a freezing exclusion that can apply when a home is vacant or unoccupied and the owner didn’t take reasonable care to prevent freezing.
The common policy language says the exclusion doesn’t apply if you used reasonable care to either:
- Maintain heat in the building, or
- Shut off the water supply and drain the system and appliances of water.
Exact wording differs between policies and companies. If you’ll be away for a long stretch this winter, or you own a rental or a house sitting empty while it’s for sale, ask your agent how your policy reads.
Simple Steps to Help Prevent Frozen Pipes
A little prep before the first hard freeze goes a long way. The American Red Cross recommends a few easy habits:
- Keep the heat steady. Keep the thermostat at the same temperature during the day and at night. If you’ll be away during cold weather, leave the heat on and set it no lower than 55°F.
- Let a faucet drip. On very cold nights, let cold water drip from faucets served by exposed pipes or pipes on outside walls.
- Open cabinet doors. Open kitchen and bathroom cabinets so warmer air reaches the plumbing, and move cleaners out of reach of kids and pets.
- Handle outdoor spigots. Disconnect garden hoses and drain the water from lines that run to outside faucets.
- Insulate the cold spots. Pipes in crawl spaces, attics, garages and along exterior walls are the most likely to freeze, and pipe insulation is easy to install.
If you travel over the holidays, have someone check on the house so a furnace problem doesn’t go unnoticed.
What to Do If a Pipe Freezes or Bursts
If you turn on a faucet and only a trickle comes out, a pipe may be frozen. Here’s what to do:
- Know where your main water shut-off is before you need it. If a pipe bursts, shut off the water right away.
- Thaw carefully. Open the faucet and warm the pipe with a hair dryer, heating pad or warm towels. Never use a blowtorch, kerosene or propane heater, or any open flame.
- Call a plumber if you can’t find or reach the frozen spot.
- Limit the damage. Move belongings out of the wet area, start drying things out and keep receipts for emergency repairs.
- Take photos before cleanup, then call your agent or insurer to talk through a claim.
Act fast. The longer water sits, the more it spreads, and mold can follow.
Coverage Gaps Worth Checking Before Winter
- Water backup. Water that backs up through a drain or sewer, or from a failed sump pump, is often excluded unless you’ve added water backup coverage. It’s worth asking about if you have a finished basement.
- Renters. If you rent, your landlord’s policy generally covers the building, not your things. Renters insurance can help protect your belongings if a burst pipe ruins them.
- Deductibles. Our hail and wind deductible guide explains how deductibles work, and our home insurance page covers the basics of protecting your house.
Local Help in the Northland and Beyond
We’re a family-owned Allstate agency with offices in Gladstone and North Kansas City. We help homeowners in Gladstone, North Kansas City, Liberty, Parkville, Riverside and Smithville, and we serve customers anywhere in Missouri, Kansas and Iowa. Before winter sets in, we’re happy to review how your policy would handle a burst pipe.
Related coverage: Learn more about home insurance, condo insurance for condo and townhome owners, and flood insurance, since burst-pipe water damage and flood water are handled very differently.
Frequently Asked Questions
Does homeowners insurance cover frozen pipes that burst?
Many homeowners policies cover sudden and accidental water damage from a burst frozen pipe, minus your deductible. Coverage depends on your policy terms and exclusions.
Will insurance pay if my house was empty when the pipes froze?
It depends on your policy. Many policies exclude freezing damage while a home is vacant or unoccupied unless you used reasonable care to keep the heat on or shut off and drained the water. Ask your agent before leaving a home empty in winter.
What temperature should I keep my house at to prevent frozen pipes?
The American Red Cross recommends leaving the heat on and setting the thermostat no lower than 55°F if you’ll be away during cold weather, and keeping the same temperature day and night.
Is water backup from a sump pump covered by homeowners insurance?
Often not on a standard policy. Water backup through drains or from a failed sump pump usually needs water backup coverage added to your policy.
Talk to a Local Agent
Want a second set of eyes on your coverage? Request a free quote online or call our Gladstone office at 816-420-0502. We’re at 6812 N Oak Trafficway, Unit 3, Gladstone, MO 64118. Our other office is Hilt Group Agency, run by Eric Hilt, at 315 E 18th Ave, North Kansas City, MO 64116, phone 816-605-7684. We write policies throughout Missouri, Kansas and Iowa.
This article is general information, not legal advice. Coverage, discounts and availability vary and are subject to policy terms, conditions, exclusions and underwriting. Talk with a licensed agent about your situation.
