Is Your Texas Rental Ready for a Hard Freeze? A Winter Prep Guide for Owners

Texans like to joke that we get about three days of winter. But Winter Storm Uri in 2021 showed that one bad week can do more damage to a rental than an entire summer. Texas homes are built for heat, not cold. Pipes often run through exterior walls, attics, and uninsulated crawl spaces, and when Arctic air does arrive, many homes simply aren't ready.

What this winter could bring

Forecasters expect El Niño to shape this winter. Across much of Texas, that usually means a wetter season with near normal temperatures. But El Niño doesn't say whether Arctic air will reach Texas, and meteorologists say it's too early to rule out a hard freeze. In other words, plan for at least one.

Why one freeze is so expensive

• Texas ranks No. 1 in the country for costly frozen pipe and winter water damage claims, with about $64 million in claims in State Farm's recent rankings.
• State Farm paid over $628 million on more than 20,000 freeze related water claims from 2024 through mid 2025, and the average payout topped $30,000.
• Water damage and freezing make up roughly one in five homeowners insurance claims nationwide.

And that's only when the claim gets paid.

The insurance trap many owners miss

Many policies cover freeze damage only if the owner took "reasonable care." That usually means keeping the heat on, or shutting off and draining the water system. This matters most for vacant homes. In one Texas case, an owner turned off the heat during a renovation without draining the pipes. The insurer denied the freeze claim, and a federal court agreed.

Before the first cold front, call your agent and ask:

• What does my policy require to keep freeze damage covered?
• How does it define "vacant" and "unoccupied," and how long can the home sit empty before coverage changes?
• What is my water damage deductible?

The Texas rental winter checklist

Outside the home

• Disconnect garden hoses, and cover or shut off outdoor spigots.
• Shut off and drain the irrigation system and insulate the backflow preventer. These are some of the most common freeze failures in Texas.
• Clean gutters and check the roof for loose or missing shingles before winter rain.

Inside the home

• Insulate exposed pipes in the attic, garage, crawl space, and along exterior walls.
• Seal drafts around pipes, doors, and windows.
• Have the heating system serviced, and replace the air filter.
• Test smoke and carbon monoxide detectors. Space heaters and gas furnaces get more use in winter.
• Make sure the main water shutoff works, and label it.

Vacant homes

• Pick one plan and stick to it: either keep the heat on at about 55°F or higher, or shut off the main water and drain the lines. Talk to a plumber first if the home has fire sprinklers.
• Schedule regular in person checks during cold snaps, and keep a log of each visit.
• Consider a smart thermostat or water leak sensors that send alerts to your phone.

Document everything. Take dated photos of the work and keep contractor invoices. If you ever have to file a claim, that record shows you took reasonable care.

Get your tenants on the same page

Tenants are your first line of defense, but only if they know what to do. Before a freeze, send every tenant a short cold weather plan:

• Where the main water shutoff is, and how to turn it off.
• Keep the heat on, even when they're traveling.
• On the coldest nights, open cabinet doors under sinks on exterior walls and let faucets drip.
• Who to call right away if a pipe bursts or the heat goes out.

A two minute message can prevent a five figure repair.

How DVC Realty TX handles winter

Our owners don't have to remember any of this. Before freezing weather, we send tenants a cold weather plan, keep an eye on vacant homes, and coordinate the seasonal maintenance that keeps both properties and coverage protected. If a pipe does burst, our team is available seven days a week to get a vendor out fast. It is all part of year round preventive maintenance, included in one flat monthly fee.

Want help getting your rental ready before the first cold front? Call us at (469) 360-3463.

Frequently asked questions

What temperature should a vacant Texas rental be kept at in winter?

Keep the heat at about 55°F or higher, or shut off the main water and drain the lines. Pick one plan, follow it for the whole cold spell, and check your insurance policy for its specific requirements.

Will insurance cover frozen pipes in a vacant rental?

Often only if the owner took reasonable care, which usually means keeping the heat on or draining the water system. Policies also define "vacant" and "unoccupied" differently, so ask your agent how long the home can sit empty before coverage changes.

Should tenants drip faucets during a freeze?

Yes. On the coldest nights, tenants should let faucets on exterior walls drip, open the cabinet doors under those sinks, and keep the heat on even when they travel.

What is the most common freeze failure in Texas rentals?

Irrigation systems and backflow preventers are some of the most common. Shut off and drain the irrigation system and insulate the backflow preventer before the first hard freeze.

This article is general information, not insurance or legal advice. Check your own policy and lease terms.

Sources and further reading

• BiggerPockets: Property Winterization for Landlords
• FOX Weather: Top 10 states for frozen pipe damage
• FOX San Antonio: What El Niño could mean for South Texas this winter
• Houston Chronicle: El Niño likely to return in late 2026