Where pipes freeze
Water expands as it freezes and splits pipe. The usual places are crawl spaces with open vents, supply lines in exterior walls, pipes in unheated garages and attics, outdoor spigots, irrigation backflow devices above ground, and well houses. Lake houses around Lake Lanier and cabins toward Amicalola that sit empty during a cold snap are at particular risk because nobody is there to notice.
Before the cold
Disconnect hoses from spigots and cover them. Close crawl space vents and fix gaps in skirting. Insulate exposed pipes, especially near exterior walls and windows. Drain and shut down irrigation systems, and insulate the backflow device. Insulate the well pressure tank and any exposed piping at the wellhead. Find the main shut-off and make sure it works.
Know the adopted rates and the permit rules, then let an independent local plumber price the work.
Call (706) 807-8059During a hard freeze
Let faucets on exterior walls drip slowly overnight, and open the cabinet doors under sinks so warm air reaches the pipes. Keep garage doors closed if plumbing runs through the garage. Keep the heat on, even in an empty house; a modest setting is enough to protect the pipes.
If a pipe freezes
No water at a faucet in freezing weather usually means a frozen pipe. Open the faucet and warm the pipe gently with a hair dryer or warm towels, working from the faucet back. Never use an open flame. If you cannot reach the frozen section, call a plumber.
If a pipe bursts
Shut off the main, then the water heater power or gas. Open a low faucet to drain the system. Photograph the damage. Replacing a split pipe in a wall is permitted work: through Planning and Zoning inside the city and Dawson County outside, where the fees below apply. See the emergency article.
| Fee type | Amount | Source |
|---|---|---|
| MEP (trade) permit, residential | $50.00 plus $10.00 for each additional 1,000 sq ft over 1,000 sq ft | Dawson County fee schedule eff. 8/1/26 |
| Administrative fee (in addition to a residential building permit) | $50.00 | Dawson County fee schedule eff. 8/1/26 |
| Residential additions, alterations or repairs | $0.33 per sq ft ($50.00 minimum) | Dawson County fee schedule eff. 8/1/26 |
| 1st re-inspection | $100.00 | Dawson County fee schedule eff. 8/1/26 |
| Additional re-inspections | $50.00 | Dawson County fee schedule eff. 8/1/26 |
| Construction before permit issuance | Double permit fees | Dawson County fee schedule eff. 8/1/26 |
The bill after the thaw
A pipe that split in a crawl space can run for days before anyone notices, especially in a second home. On a City sewer account every gallon is billed twice. The tiers that a big leak reaches are below. Check for hidden leaks after any hard freeze by watching the meter with everything off.
| Monthly usage | Inside city limits | Outside city limits |
|---|---|---|
| 0 to 1,500 gallons, minimum (base charge) | $29.74 | $43.90 |
| 1,501 to 5,000, per 1,000 gallons | $7.09 | $9.91 |
| 5,001 to 10,000, per 1,000 gallons | $7.46 | $10.63 |
| Over 10,000, per 1,000 gallons | $7.79 | $11.33 |
Second homes and rentals
Dawson County has many weekend and lake homes, and frozen pipes in an empty house are among the costliest plumbing failures because they can run for days. If a house will be empty during a cold snap, keep the heat on at a moderate setting, shut off the water at the main and drain the lines by opening the lowest faucet, or arrange for someone to check the house during and after the freeze. A leak sensor or an automatic shut-off valve adds protection. Remember to restore water slowly afterward and check for leaks at every fixture.
Leave clear instructions for guests or tenants on where the shut-off is and whom to call. A guest who knows how to stop the water can turn a disaster into a nuisance.
Crawl spaces and slab homes
Older Dawson County homes on crawl spaces have exposed supply lines under the floor. Check that foundation vents can be closed or covered in winter, that insulation on pipes has not fallen off, and that access doors seal. Newer slab homes have fewer exposed pipes, but supply lines in exterior walls, garages and attics are still vulnerable. If a particular pipe has frozen before, ask a plumber about rerouting it or adding insulation or heat tape rated for the purpose.
Outdoor plumbing
Hose bibs with hoses attached, irrigation backflow devices, outdoor kitchens and pool equipment all hold water outdoors. Disconnect hoses, drain what can be drained, and insulate what cannot. Frost-free spigots protect the valve only if the hose is removed so the line can drain.
Restoring water after a freeze
When the weather warms, turn the water back on slowly at the main, with a faucet open, and listen. Walk through the house and the crawl space, checking every fixture and visible pipe for drips or spraying. Check outdoor spigots and the irrigation backflow device, which often crack in a freeze. Then do the meter test with everything closed. If the meter moves, there is a leak somewhere, possibly in a wall or the yard line. Catching it now prevents a month of water and sewer charges at the higher tiers.
Heat tape and insulation
Heat tape can protect a pipe that cannot be moved or insulated well enough, but it must be the right type, installed according to the manufacturer's instructions and plugged into a suitable outlet. Old or damaged heat tape is a fire risk. Check it each fall and replace it if the jacket is cracked. Foam pipe insulation is inexpensive and easy to fit on exposed runs; seal the seams so cold air cannot reach the pipe. Insulation slows freezing but does not stop it in a long, deep cold, so combine it with heat and, where needed, a slow drip.
Freeze checklist
Disconnect hoses. Cover spigots. Close vents and skirting. Insulate pipes, the backflow device and the well tank. Drain irrigation. Keep the heat on. Drip exterior-wall faucets in a hard freeze. Know where the shut-off is. After the thaw, check the meter for hidden leaks, and see the high bill article if the next bill is high.
Sources for this article: City of Dawsonville: Approved minutes, City Council meeting of June 15, 2026, with adopted Ordinance No. 02-2026 (Exhibit B) (PDF); Dawson County, GA: Building Permits; Dawson County, GA: Community Development Fee Schedule, effective August 1, 2026 (PDF); City of Dawsonville: Planning and Zoning; City of Dawsonville: Utilities. Checked 2026-10-29.
Describe the problem once. Independent plumbers who work in Dawson County can follow up.
Call (706) 807-8059In brief
Should I drip faucets in Dawsonville?
Dripping faucets on exterior walls during a hard freeze helps keep water moving in vulnerable pipes.
Does replacing a burst pipe need a permit?
Replacing concealed pipe is permitted work; through the City inside city limits or Dawson County outside.
What does a big leak cost on a City account?
Each gallon is billed for water and sewer; in the 5,001 to 10,000 gallon tier inside the city that is $7.46 plus $14.42 per 1,000 gallons.