This is an example of freeze vulnerable plumbing.
But things can be done to prevent it.
This is a pre-drywall inspection (my third this week) and one of many issues about which comments were made.
This is the service line for the rear hose bib.
It goes up through the sub floor and out the exterior wall about 2" above the sill board.
It is within an inch of the exterior rim joist (some call it the frieze board).
That close to the wall, it is extremely freeze vulnerable.
Typically the hose bib service lines are copper within a foot or so of the exterior wall. The metal is a bit more able to withstand the cold. But not that much.
However, what can be done?
Two things. Certainly the tubing needs to be more protected than the crushed insulation that is intended for that exterior wall. A black, foam wrapping can be added.
But that does not add that much protection, particularly when temperatures get down near 0 degrees Fahrenheit.
The other thing that MUST be done every winter is to winterize that hose bib. That means ABSOLUTE DILIGENCE in turning it off indoors, opening the valve outdoors and loosening or removing the breather cap from the indoor shut-off valve.
If there is no water in the tubing to expand when it freezes, the tubing is less vulnerable to crack when frozen.
But still, who is absolutely diligent?
My recommendation: with some installations one must think ahead. And this is one case which must be thought about in advance. Since the hose bib is above the rim joist it is absolutely essential that it be the least freeze vulnerable material possible. And protected to the max!
Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia.
Office (703) 330-6388 Cell (703) 585-7560