Preventing Frozen Pipes in Big Bear Lake: Essential Guide for Homeowners & Investors

by Bradford King

Living—or investing—in Big Bear Lake means enjoying four beautiful seasons, but it also means preparing for harsh winters where temperatures often dip below 20°F. One of the most common (and costly) winter problems here is frozen pipes. When water inside pipes freezes, it expands and can cause cracks or full-on bursts, leading to flooding, water damage, and thousands in repairs.

As a top rated realtor in Big Bear Lake, I’ve seen firsthand how frozen pipes not only damage homes but also hurt property values. Whether you’re a full-time resident, a vacation homeowner, or an investor with rental properties, winterizing your home is essential for protecting your investment.

Why Frozen Pipes Are a Big Deal in Big Bear

Big Bear’s elevation and rapid cold snaps make pipes especially vulnerable—particularly in older cabins or vacation homes left vacant during winter. Here’s why this matters:

Costly Repairs: Burst pipes can leak gallons of water per minute, destroying floors, walls, and electrical systems. Plumbing fixes alone often cost $5,000+, not including water damage remediation.
Mold & Health Risks: Untreated water damage creates mold, which can cause respiratory issues and long-term structural problems.
Impact on Property Value: Buyers are wary of hidden damage. Frozen pipe incidents can lower offers by 5–10% or even stall a sale.

Step-by-Step Prevention Tips for Big Bear Lake Homes

To avoid expensive surprises, I recommend winterizing before November. Here’s a proven plan tailored to Big Bear properties:

1. Shut Off & Drain Water Lines

Locate your stop and drain valve (usually outside or under sinks).
Shut it off with a T-bar key and drain interior lines.
Flush toilets and run faucets until dry.
Add antifreeze to drains and toilets for extra protection.

2. Insulate Exposed Pipes

Wrap pipes in crawl spaces, attics, or exterior walls with foam sleeves or heat tape.
Seal cracks and gaps with caulk or weather stripping to keep cold air out.

3. Winterize Outdoor Systems

Disconnect hoses and drain irrigation systems (Big Bear DWP requires this from Nov 1 – Apr 1).
Use frost-proof covers on hose bibs.

4. Maintain Heat & Circulation

Keep thermostats set to at least 55°F, even when away.
Open cabinet doors under sinks to let warm air circulate.
During extreme cold, allow faucets to drip slowly to keep water moving.

5. Schedule Professional Checks

Have a plumber inspect your system before winter.
Clean gutters to prevent ice dams and roof leaks.

Real Estate Insight: Protecting Your Investment

In Big Bear Lake, where median home prices hover around $600,000, protecting your property from frozen pipes is more than maintenance—it’s preserving equity.

For Sellers: Documenting winterization helps buyers feel confident and can increase offers.
For Buyers: Always ask about a home’s winter prep history.
For Investors & Vacation Rentals: Damage can mean lost rental income during peak ski season, making prevention critical.

What To Do If Pipes Freeze

If you suspect frozen pipes (low water pressure, strange noises):

Shut off the main water supply.
Warm pipes gently with a hairdryer or warm towels (never an open flame).
Call a local plumber—We have a list of vendors for all of your needs.
Document everything for insurance claims.

Final Thoughts

Preventing frozen pipes isn’t just about avoiding inconvenience—it’s about safeguarding your home’s value in one of California’s most sought-after mountain destinations.

As Brad King, top rated realtor with the Bradford King Group, I help homeowners and investors protect their properties and maximize value. Whether you’re buying, selling, or maintaining a Big Bear home, proactive winterization will save you time, stress, and money.

👉 Need more local homeowner tips—or thinking about buying or selling in Big Bear Lake?
Call me at (909) 633-4559 or visit bradfordkinggroup.com.