Northeast Denver snapshot

Montbello
Largely built from the late 1960s through the 1980s
Green Valley Ranch
Largely built from the 1990s onward
Common ZIP codes
Largely 80239 and 80249
Terrain
Open, flat land with fewer windbreaks
Housing
Single-family homes, some townhomes and apartments
Permits
City and County of Denver

Why wind matters here

Pipes freeze faster when cold air is moving. In the open plains of northeast Denver, winter wind pushes frigid air into gaps around rim joists, dryer vents, hose bib penetrations and garage doors. A house that would be fine in a sheltered central neighborhood can see pipes freeze at the same temperature if wind is finding its way into a wall cavity or crawlspace.

Montbello's homes include ranches, bi-levels and tri-levels from the late 1960s through the 1980s. Some have plumbing in exterior walls, partially finished lower levels and aging fixtures. Green Valley Ranch is newer, with most plumbing in insulated walls, but its homes still have hose bibs, garage plumbing and irrigation systems exposed to the same wind.

Both areas have many families who have been in their homes for years, along with a growing rental share. Rental and owner-occupied homes face the same cold, but who is responsible for winter preparation can differ.

Wind-proofing pipes before winter

  1. Find the drafts

    On a windy day, feel around hose bibs, dryer vents, plumbing penetrations and the rim joist in the basement or crawlspace for cold air.

  2. Seal penetrations

    Use appropriate sealant or foam around pipes and wires that pass through exterior walls, keeping clear of vents and flues.

  3. Insulate exposed lines

    Add foam sleeves to pipes near exterior walls, in crawlspaces and in garages.

  4. Check the garage door

    Replace worn bottom seals and weatherstripping that let wind under the door.

  5. Protect the irrigation system

    Have it blown out before the first hard freeze and insulate the backflow preventer if it stays outside.

Questions to ask a plumber or landlord

  1. Which lines in this house run in exterior walls or through the garage?
  2. Is the main shutoff accessible and in good working order?
  3. Are the hose bibs frost-free, and are they installed with the right slope to drain?
  4. Would heat cable on any exposed section be appropriate and safe?
  5. In a rental, who handles irrigation blowout and hose disconnection?
Map of Montbello and Green Valley Ranch. It shows an area, not an office or a job site.

Common questions

Do newer Green Valley Ranch homes still have freeze risk?
Less than older homes, but hose bibs, irrigation backflow preventers, garage plumbing and any line near a windy exterior corner can still freeze in a severe cold snap.
Is heat tape a good idea?
Heat cable rated for pipes can help on specific exposed sections when installed according to the manufacturer's instructions. Damaged or improvised cable is a fire risk, so ask a plumber or electrician.

General information for Denver, not a quote or professional advice. In an emergency, call 911.