Average US homeowners-insurance claim for water damage and freezing (2019–2023). Roughly 1 in 60 insured homes files one every year.
Insurance Information InstituteWhen to Prevent Frozen Pipes in Burien, WA
ON TRACK135 days until first freezing night (32°F)Nov 23
Freezing nights in Burien begin around November 23 in a typical year, and as early as November 6 one fall in ten (1991–2020 NOAA normals); pipes come under real risk once lows reach the low 20s. Plan for the early end: the one-in-ten date lands about 23 days before the median.
Nov 6Local deadline
Nov 23First freezing night
60 days28°F window spread
6 inSnow per season
OUTLOOK
Typical first first freezing night (32°F) near Nov 23; local deadline about Nov 6. The live 10-day outlook loads here.
Local freeze dates for Burien
| Threshold | Early (1-in-10) | Median | Late (9-in-10) |
|---|---|---|---|
| 32°F (light freeze) | Nov 6 | Nov 23 | Dec 15 |
| 28°F (hard freeze) | Nov 17 | Dec 10 | Jan 16 |
| 24°F (severe) | Nov 26 | Dec 17 | Feb 1 |
Bars span the early (1-in-10) to late (9-in-10) window for each freeze threshold; the dot marks the median year. The dashed line is the local prep deadline.
NOAA station: Seattle Tacoma Intl AP · 2.4 mi away · 370 ft elevation.
- Burien rarely freezes hard, so when it does, unprepared systems are the ones that suffer.
- With about 60 days separating the early and late dates, watch the live outlook rather than banking on the median.
The reference station for Burien is Seattle Tacoma Intl AP (2.4 mi, 370 ft). First freeze there: 32°F by Nov 23, 28°F by Dec 10, 24°F by Dec 17. The 28°F freeze has come as early as Nov 17 and as late as Jan 16, a 60-day spread. Spring's last 32°F freeze clears around Mar 2. Snowfall averages 6 inches a year, first reaching an inch near December.
Expect the first frost near Nov 23 in Burien and the first hard freeze by about Dec 10. That first freezing night has ranged from Nov 6 to Dec 15, roughly a 39-day spread. On the spring side, the last 32°F freeze clears around Mar 2 and as late as Mar 23 — the green light for reopening water and de-winterizing. Only about 6 inches of snow falls in a typical year, so cold protection outranks snow removal.
Your frozen pipes checklist
- Disconnect, drain, and store garden hoses, then shut off and drain any interior valves that feed outdoor faucets.
- Insulate exposed pipes in the garage, crawl space, and along exterior walls with foam sleeves rated for the pipe size.Helpful gear: Foam pipe insulation sleeves — Recommended pick
- On nights in the low 20s, let a pencil-thin stream of water drip from the faucet farthest from where the line enters.
- Open cabinet doors under kitchen and bathroom sinks on outside walls so household heat reaches the plumbing.
- Add self-regulating heat cable to the runs most likely to freeze, such as a pipe in an unheated garage.Helpful gear: Self-regulating heat cable — Recommended pick
- Cap outdoor faucets with insulated covers once the hoses are off.Helpful gear: Outdoor faucet covers — Recommended pick
- Know where your main shutoff is and confirm it turns; a fast shutoff limits water damage if a line lets go.
- If you travel, keep the thermostat at 55°F or higher and ask someone to check the house during a cold snap.Helpful gear: Wi-Fi water leak sensor — Recommended pick
What to have on hand
As an Amazon Associate we may earn from qualifying purchases. Product picks are editorial; links do not change what you pay.
Foam pipe insulation sleeves
Split foam tubing for exposed pipes in crawl spaces and garages.
Recommended pickSelf-regulating heat cable
Thermostatic cable that warms vulnerable runs only when it is cold.
Recommended pickOutdoor faucet covers
Insulated caps for hose bibs once the hoses come off.
Recommended pickWi-Fi water leak sensor
Puck that pings your phone the moment it senses water.
Recommended pickFrozen pipe damage: the key numbers
Verified national benchmarks; sources open in a new tab (nofollow).
The outdoor temperature at which uninsulated pipes in unheated spaces begin to freeze, per Building Research Council field tests — the widely used "temperature alert threshold".
University of IllinoisHow much water a 1/8-inch pipe crack can release into your home. Ice blockage drives trapped water pressure from ~50 PSI to over 4,000 PSI before the pipe fails.
IBHSCost of self-seal foam pipe insulation per linear foot — the cheapest protection there is. Keep the thermostat at 55°F or higher, even when away.
American Red CrossWhat this means locally
Burien freezes later than Renton (Nov 16) and later than Kent (Nov 10) — a reminder that even nearby towns differ by days. Statewide, Washington prep dates run Sep 23 through Nov 6, which is why Burien gets its own number rather than a Washington-wide average. The same freeze also decides when to shut down your sprinklers and check your car battery. Keeping an eye on the rest of the county? The same local math is on our Bremerton and Edmonds pages.
Other winter jobs in Burien
Every task below is dated to Burien's own freeze and snow normals.
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Frequently asked questions
At what temperature do pipes freeze?
Pipes generally come under risk when the temperature outside falls to about 20°F, the threshold many guides use for taking action. Pipes in unheated or exterior-wall spaces freeze sooner than well-insulated interior runs. Wind and poor insulation lower the effective temperature, so a windy night in the mid-20s can be as risky as a still night in the low 20s.
Should I drip my faucets tonight in Burien?
If the overnight low is forecast at or below about 20°F, letting a thin stream run from the faucet farthest along the line is a low-cost precaution. Moving water is slower to freeze and relieves pressure. Check tonight's low against the live outlook above; freezing nights here typically begin around Nov 23.
How long does it take for pipes to freeze?
There is no fixed clock; it depends on pipe location, insulation, and how far below freezing the air drops. An exposed pipe in a windy, unheated space can freeze in a matter of hours during a hard cold snap, while a protected interior pipe may never reach freezing. The colder and windier it is, the faster it happens.
Which pipes freeze first?
The most exposed pipes freeze first: outdoor hose bibs, and lines in unheated garages, crawl spaces, attics, and along exterior walls. Pipes under sinks on outside walls are common trouble spots. That is why disconnecting hoses and opening cabinet doors on cold nights are two of the highest-value steps.
Does homeowners insurance cover burst pipes?
Sudden, accidental water damage from a frozen pipe is often covered, but insurers may deny a claim if the home was left unheated or the damage is judged to be from neglect. Coverage varies by policy. Keeping the heat on and taking reasonable precautions helps protect both your home and your claim.
What temperature should I keep my house if I'm away?
A common recommendation is to keep the thermostat no lower than 55°F while you are away so interior walls stay warm enough to protect the plumbing. Leaving cabinet doors open and having someone check the house during a cold snap adds a margin of safety, especially for pipes on exterior walls.
Frozen Pipe Protection: related searches
Searches this guide answers: what temperature do pipes freeze, heat tape for pipes, letting faucets drip in winter, and how to keep pipes from freezing in a crawl space.
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Data: NOAA 1991–2020 normals via Seattle Tacoma Intl AP, live outlook by Open-Meteo. Sources · Methodology. Last updated: July 25, 2026.