Created on:
October 5, 2026
Water expands by roughly 9% when it turns to ice. Inside a pipe, that expansion has nowhere to go. Pressure builds between the ice blockage and the closed faucet downstream until something gives, usually a split seam or a burst fitting. Then the ice thaws, and the water starts pouring out.
For a business, frozen pipes are rarely just a plumbing bill. A burst line over a weekend can soak inventory, ruin ceiling tiles and flooring, shut down restrooms, and close your doors on a Monday morning. In the Shenandoah Valley, where winter nights regularly dip well below freezing and cold snaps can arrive quickly, a little preparation in the fall goes a long way.
We at JL Maintenance have been helping Harrisonburg-area businesses keep their plumbing running since 1980. Here is how to keep your commercial pipes from freezing this winter, and what to do if one does.
Pipes don't freeze evenly. According to the American Red Cross, the highest-risk pipes are those exposed to severe cold, those in unheated interior spaces, and those running along exterior walls with little insulation. In commercial buildings, that usually means:
Walk your property with this list in hand. If you're not sure where a line runs, that's worth finding out before the first hard freeze, not after.
Foam pipe sleeves are inexpensive and easy to install on accessible pipes. For lines in especially cold spots, such as a crawl space or a pipe chase along an exterior wall, heat tape or heat cable rated for the pipe material adds another layer of protection. Make sure any heat tape is installed according to the manufacturer's instructions and plugged into a properly protected outlet.
Cold air finds its way in through gaps around pipe penetrations, dryer vents, utility openings, and worn door sweeps. Sealing those openings with caulk or expanding foam keeps cold air off your pipes and lowers your heating bill at the same time.
Disconnect hoses from exterior spigots. If your hose bibs aren't frost-free models, close the interior shutoff valve that feeds them and open the outside faucet to drain the line. Irrigation systems should be blown out and winterized before the first freeze.
It's tempting to drop the thermostat over weekends and holidays to save money. The Red Cross recommends keeping heat at no lower than 55°F when a space is unoccupied during cold weather. For areas with plumbing along outside walls, it's smart to stay a few degrees above that.
If you have programmable or smart thermostats, double-check the schedules before the holiday season. One wrong setting can leave a building cold for four days straight.
During extreme cold, open cabinet doors under sinks on exterior walls so warm air can reach the plumbing. Make sure ceiling plenum spaces aren't blocked off from the building's heat. In unheated mechanical rooms, a properly installed and monitored space heater may be needed during cold snaps.
On the coldest nights, a slow drip from faucets served by exposed pipes keeps water moving and relieves pressure in the line. It costs far less than a burst pipe.
Most commercial freeze damage happens when nobody is around to notice. A pipe freezes on Friday night, bursts on Saturday, and runs until someone opens up on Monday. A few habits reduce that risk:
Fire sprinkler systems and backflow preventers are easy to forget because they sit quietly in the background, but both are vulnerable to frozen pipes. Wet sprinkler lines that pass through unheated attics, canopies, or loading areas can freeze and burst just like domestic water lines, and a broken sprinkler pipe releases a lot of water very quickly. Backflow assemblies installed outdoors or in unheated rooms can crack when they freeze, leaving you with a leak and a device that needs to be repaired or replaced.
If any of this equipment is exposed to the cold, make sure it's properly insulated or enclosed, and talk with your sprinkler contractor about any areas of concern before winter. Heated enclosures for outdoor backflow devices are a common and worthwhile upgrade.
Most commercial property policies cover sudden water damage from a burst pipe, but many also expect the owner to take reasonable steps to keep a building heated and protected. Damage in a building that was left without heat may be treated differently. Review your policy before winter and ask your agent what's expected of you, especially for vacant or seasonal spaces. Keeping records of your winter preparation, like insulation work and inspections, can also help if you ever need to file a claim.
Catching a frozen pipe before it bursts can save you thousands. Watch for:
If you suspect a frozen pipe, act quickly but carefully:
If a pipe has burst, shut off the main water valve first, then cut power to any area where water is near electrical equipment, and call for help right away.
A pre-winter inspection from a commercial plumber can spot problems you'd never see on a walkthrough: pipes in ceiling spaces with missing insulation, failing heat tape, backflow devices exposed to the elements, or water heaters that are struggling. These are quick fixes in October and expensive emergencies in January.
JL Maintenance is a licensed plumbing, electrical, and general contractor serving Harrisonburg, Staunton, Waynesboro, Fishersville, Charlottesville, and Winchester. Our plumbing team can inspect your building, protect your most vulnerable lines, and respond quickly when winter catches you off guard.
Don't wait for a burst pipe to find out where your weak spots are. Contact JL Maintenance or call (540) 434-4193 to schedule a winter plumbing check for your Harrisonburg business.
