Home maintenance · Winter

Frozen pipes: a landlord's winter checklist

A frozen pipe can leave a unit with no water, and a burst pipe can flood it. Most of the work happens before the cold arrives.

Who is responsible (Toronto)

The City is responsible for the water service pipe from the watermain on the street to the property line.
Property owners and landlords are responsible for the part from the property line into the home.

Seal drafts around windows, doors, vents, wiring and pipes.
Disconnect outdoor hoses, turn off the outdoor supply if it has its own shut-off valve, and open outdoor taps to drain them.
Insulate exposed pipes in basements, crawl spaces, garages and attics; foam pipe covers work.
Find the main water shut-off valve and make sure it works.
If indoor pipes often freeze, ask a plumber for advice.

Keep areas with water pipes above 8°C, especially near the water meter.
Keep garage doors closed if there are water pipes inside.
Keep the home warm, including overnight and when away; raise the thermostat by one or two degrees overnight if you control it.
Open kitchen, bathroom and laundry cabinet doors so warm air reaches the plumbing.
When nighttime temperatures drop below -15°C you may run a pencil-thin stream from vulnerable taps (the water used is charged), and keep drains clear.

If a pipe has burst or may burst, turn off the main water supply.
Check likely spots: pipes along exterior walls and where the water service pipe enters through the foundation.
Open the basement cold water tap, ideally in the laundry room, so water can flow as the ice melts.
Thaw with a heating pad, hair dryer or warm towels, and never leave heating devices unattended.
Never use a blowtorch, propane heater or any open flame: fire and carbon monoxide hazards.
Thawing can take one to six hours. Still no water? Call a licensed plumber, or 311 in Toronto.

Tell tenants to report drafts and any loss of water right away, and who to call during and after business hours.
Agree in writing who handles outdoor taps, plumbing and shut-off valves, and show tenants where the main shut-off is.
Do the pre-winter checks in the fall, and keep a record of what you did.

Videos open on YouTube. Where a video differs from the City of Toronto guidance above, follow the City guidance, and never use an open flame.

This guide follows City of Toronto advice. Other municipalities have their own rules and contacts.

Rules last checked against these sources on 2026-10-29.