Winter-Proofing a Luxury Home in Texas: Pools, Pipes and Insurance
November 3, 2026 · Southlake, Texas ยท Move-Up & Luxury
A big house in Southlake has more of everything, and in a hard freeze that includes more ways to get hurt: more pipe, more attic, more pool equipment and more square footage for a burst line to soak. Here is the part nobody likes hearing. The Texas Department of Insurance says home policies might not pay for frozen-pipe damage if you did not take steps to protect your pipes. So this is a maintenance list and an insurance list at the same time. The time to do it is now, while the plumber still answers the phone.
Pipes: what to do before the forecast turns
The City of Southlake, the City of Fort Worth and TDI all publish freeze guidance, and they line up on the basics.
Find your main water shutoff, and test it. Fort Worth's water department says to make sure everyone in the house knows where it is. On a large lot, also have a plumber show you any secondary valves.
Insulate pipes in attics, garages, crawl spaces and exterior walls. TDI singled out attics as a common trouble spot.
Disconnect hoses and cover outdoor faucets.
Seal drafts around doors, windows and anywhere pipes are exposed to cold air.
Have your plumber walk any line that runs through an unheated space. In a luxury home, ask about outdoor kitchens, detached structures and fixtures in the garage.
When a freeze is coming
Keep the thermostat at 55 degrees or higher, even if you are away. That is Southlake's number.
Open cabinet doors under sinks so warm air can reach the pipes.
Let indoor faucets drip or run hot and cold taps before bed, following any local water-use rules. TDI's advice is to insulate outdoor faucets, not drip them.
Store some extra water, as Fort Worth suggests, in case of a main break or a frozen line.
Check every HVAC zone. Your house may run several systems, and one weak unit can leave one wing cold. Service the heat before you need it, and use a contractor licensed by the Texas Department of Licensing and Regulation.
Sprinklers and irrigation
TDI and Southlake both say to turn off and drain your sprinkler system before a freeze. Fort Worth adds useful detail: turn off the controller and the backflow, then run the zone closest to the backflow to depressurize the main line. Fort Worth also says to install a rain or freeze sensor and check the controller battery, and that sensors have been required on new installations there since 2007. Older systems may not have one, so ask. Your rules depend on your city, and a licensed irrigator can set this up correctly.
The pool
I could not find state agency guidance on pool freeze protection, so this comes from Pentair, a major equipment manufacturer. Treat it as general guidance and follow your own equipment's manual and your pool professional.
Keep the pump running. Pentair's advice is to keep equipment running and pumps circulating during freezing temperatures, because moving water is less likely to freeze.
Do not trust a timer you have not checked. Ask your pool company to confirm your freeze protection works, and ask whether it covers the spa and water features.
Have an outage plan. A pump only protects you while it has power. If the power fails, Pentair says to turn off the breakers to the pool, then remove the pump pot and filter lids and open valves, including the filter's air relief valve. After that, remove the pump pot plug, the pump volute plug and the heater drain plugs. Frozen plugs may need pliers.
Learn this before February. Find those plugs in daylight, and keep the steps somewhere you can reach them in the dark.
Inspect before you restart. Pentair warns that cracks in frozen pipes and lines will not leak until they thaw.
If you have a standby generator, ask your electrician whether it actually runs the pool pad. Do not assume it does.
Leaving town or leaving the house empty
This is where people get into real trouble. TDI says that if you leave before a freeze, shut off the water at the shutoff valve and leave the heat on. For vacant homes, Fort Worth says to turn off the water at the gate valve on your side of the meter box and have a plumber prepare the pipes.
A home that is for sale, between owners or empty for the season deserves its own conversation with your agent. A 2018 TDI report lists "freezing pipes while your house is unoccupied" among common exclusions, and says policies commonly exclude losses if your house is vacant for the number of days specified in your policy. Some companies sell vacant property coverage. If you are listing an empty house this winter, make that call before the listing goes live.
Insurance questions to ask this month
Read your actual policy. Coverage varies, and I am not an insurance agent. Here is what I would ask yours:
Is sudden and accidental water damage from a burst pipe covered, and are there limits? TDI says many policies pay, but there may be limitations.
What would you expect me to have done to maintain heat or shut off the water? A 2021 TDI bulletin notes that some property policies cover freezing losses only if the policyholder took reasonable care to do that.
How many days can the house sit vacant or unoccupied before coverage changes?
What is my water damage deductible, and is there a separate sublimit for water or mold?
Would you pay for a hotel if I lose power? TDI says policies usually pay for a hotel only if an event your policy covers damaged your house. An outage alone usually does not qualify.
Would a leak detection device or automatic water shutoff change my premium?
Two more facts from TDI worth knowing: flood policies do not pay for burst-pipe damage, and home policies usually do not cover gradual leaks. That is why a slow drip you ignore is a different claim from a pipe that lets go overnight. Here is more on insuring a seven-figure home in Texas.
If a pipe bursts anyway
Shut off the water at the main valve right away.
If water is near outlets, turn off power at the breaker only if it is safe to do so.
Take photos and video, and keep every receipt. The Office of Public Insurance Counsel says to report the claim as soon as possible and make only repairs needed for safety or to prevent further damage until your insurer has seen it.
Call a plumber you have verified. The Texas State Board of Plumbing Examiners has a public license search.
The TDI Help Line is 800-252-3439 if you need help with a claim. None of this takes long, and you only have to get it done once a year. If you are buying a large home, add these questions to your inspection list.
Common questions
Does homeowners insurance cover burst pipes in Texas?
Many policies pay for sudden damage from a burst frozen pipe, but TDI says limitations can apply and that policies might not pay if you did not take steps to protect your pipes. Check your policy with your agent.
Should I run my pool pump during a freeze?
Pentair, an equipment manufacturer, advises keeping pumps circulating during freezing temperatures because moving water is less likely to freeze. Follow your own equipment manual and your pool professional, and plan for a power outage.
What should I do if I am leaving town during a freeze?
TDI says to shut off the water at the shutoff valve and leave the heat on. Southlake's guidance is 55 degrees or higher. If the home will be empty for a while, ask your insurance agent how that affects coverage.
I help buyers and sellers across the Dallas–Fort Worth Metroplex — Fort Worth,
Burleson, Southlake, Crowley and Keller, and the surrounding Dallas area. I write these because
they are the questions I answer on the phone every week, and most people never get a straight
answer to them. If you have one I have not covered, ask me — I will probably turn it into
the next post.
