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Freeze, Thaw, Then the Leak

Water Damage Restoration Larkspur, CO

The leak started before anyone noticed. Call once from Larkspur or elsewhere in Colorado, and an independent local contractor picks it up.

Call Now: (833) 243-4415 See Services

Independent local pros · nothing to book by calling

  • Found on a return visit? The line is open
  • Routed by town to an independent local contractor
  • Frozen lines, thaw leaks and failed heat
  • The first question is how long it ran

  • Answered any hour

    No closing time, because a thaw does not keep business hours.

A referral line to independent water damage contractors across Colorado, from the plains to the high valleys, reached on one number.

Call (833) 243-4415
A restoration technician holding a tablet talks with a homeowner outside a mountain house, equipment cases and the branded pickup behind him.
Before anything else: where the water came from, and how long ago.

How long water runs before anyone knows: the four things that set that clock, laid out once for the whole state.

Larkspur: what fails while nobody is home

Found on a return visit or after a cold night, a leak anywhere in Larkspur reaches an independent contractor who works the area on one call. Thirty-eight of Larkspur's 69 homes are mobile homes, so in this Douglas County town most water lines rise from the ground into a floor, guarded by skirting and heat tape instead of a wall.

The housing, by age

With a median build year of 1981 and close to three fifths of its homes (56.5 percent) older than 1990, most of the plumbing in Larkspur was laid out in the early 1980s, by that era's idea of where a pipe was safe from the cold. That puts most of the town's water lines beneath floors, protected by skirting and heat tape rather than insulated walls, at an elevation where freezing nights last into April.

Cold months and wet months

A pipe in Larkspur faces freezing nights 6 months of the year, down to a normal 16.3-degree low in January, and a split usually leaks on the thaw rather than the cold night itself; May carries 2.61 of the 18.68 inches in a normal year, rain recorded 6.6 miles away and temperatures 8.8 miles away. April's normal low is still 28.8 degrees, so heat tape and closed skirting are needed for a full month after the first warm days.

The weak points here

  • Mobile homes, more than half of all homes, with the water line exposed between the ground and the floor
  • Skirting damaged by wind or animals, which lets cold air reach the line
  • Heat tape unplugged after a mild March, leaving the riser bare for the frosts that continue through April

Water Damage Restoration services in Larkspur

Choose by cause. Water Damage Restoration connects Larkspur callers with independent contractors for each failure below and the water it left.

Areas covered around Larkspur

Property in another town? Find it on the list.

Frequently asked questions

With more than half of Larkspur homes on skirting and heat tape, which of the two usually fails first?

Mainly the skirting around the home and the heat tape on the line. If either fails, the section of pipe between the ground and the floor freezes first. Checking both every fall, and after a strong wind, prevents most winter splits.

Can a Larkspur mobile home's pipes freeze in April?

Yes. Normal nights fall below freezing into April here, so heat tape should stay plugged in and skirting closed until May. Unplugging the tape after a warm March week is a common way to lose a line.

Before a Larkspur mobile home is closed up for a stretch, which steps matter?

Either keep the heat on and have someone check in, or shut off the water and drain the lines, including the water heater. An empty mobile home is especially exposed because its plumbing sits outside the living space.

Larkspur, CO

Found water in Larkspur?

Call now, even if it has been running for days. One free call reaches an independent local contractor.

Call (833) 243-4415

Independent local pros · nothing to book by calling

If water is still running, find the main shutoff or, on a well, switch off the pump at its breaker before calling.

Call now — (833) 243-4415