Plumbing care: preventing leaks and frozen pipes in a manufactured home

The best defense against manufactured home plumbing trouble is keeping the under-home water lines warm and protected, since they run beneath the floor where cold air reaches them more easily than in a site-built house. Insulating exposed pipes, using properly rated heat tape on the most exposed runs, and knowing where your main shutoff is will prevent most leaks and freeze-ups.

Many manufactured homes use flexible PEX tubing, which resists freeze damage better than older rigid pipe but is not freeze-proof. Standing water in any pipe expands when it freezes, and enough pressure will crack a fitting or split a line. The riser where water enters the home and any lines near open skirting vents are the usual trouble spots.

Preventing frozen pipes

• Insulate exposed water lines and the water-heater area, and keep skirting intact so wind cannot reach the pipes.
• Use only automatic or self-regulating heat tape that is UL-listed for your pipe type, especially on PEX and plastic.
• Never overlap flat heat tape on itself; follow the wrap pattern on the package exactly to avoid a fire hazard.
• On rare hard-freeze nights, let a faucet drip and open cabinet doors so warm air reaches the pipes.
• Check heat tape each fall; it typically lasts only about three to five years and should be replaced if cracked.

Stopping everyday leaks

Slow leaks do the quietest damage in a manufactured home because water collects in the belly wrap and rots the subfloor before you ever see a stain. Check under sinks, around the toilet base, and at the water heater for dampness or corrosion a few times a year. A musty smell or a soft spot in the floor often means a leak has been running underneath for a while.