How to winterize a manufactured home and keep pipes from freezing

In a manufactured home, the water lines usually run underneath the floor, in the space the skirting encloses. Cold air getting into that space is what freezes pipes. Winterizing is mostly about keeping that space closed up and the pipes wrapped.

1. Close up the skirting

• Walk all the way around the home. Look for cracked, loose, or missing skirting panels.
• Patch holes and reattach loose panels. See skirting care and repair.
• Keep skirting vents clear of leaves and snow. The space under the home needs some airflow to stay dry. Don’t seal vents shut unless your installer or the home’s manual says to.

2. Check the heat tape

Heat tape (also called heat cable) is an electric cable that runs along a water line and warms it.

• Find where the main water line comes up from the ground and into the home. That’s where heat tape matters most.
• Look for cracked insulation on the cable, burn marks, or a damaged plug. Replace damaged heat tape. Don’t repair it.
• Make sure it’s plugged into a working outdoor-rated outlet. Test that outlet, especially if it’s a GFCI outlet that may have tripped.
• Follow the manufacturer’s instructions exactly. Some heat tapes must not overlap themselves. Some must not be covered by certain insulation.
• Use only heat tape listed for use on your pipe material.

3. Insulate the pipes

• Slip foam pipe insulation over exposed water lines, including the riser from the ground.
• Tape the seams so cold air can’t get in.
• If you have heat tape, put the insulation over it only if the heat tape’s instructions allow it.

4. Seal drafts inside

• Add weatherstrip around doors and windows that let in cold air.
• Caulk gaps where pipes and wires come through walls and floors.
• A window insulation film kit helps on single-pane windows.

5. Get the heat ready

• Have your furnace checked and change the filter.
• Test carbon monoxide alarms if anything in the home burns gas, oil, propane, or wood.
• If you use a space heater, plug it straight into a wall outlet and keep anything that can burn at least 3 feet away (U.S. Fire Administration heating safety, checked September 2026).

6. Outside

• Disconnect garden hoses and drain them.
• Cover outdoor faucets.
• Know where your main water shutoff is, and make sure you can turn it.

If a pipe freezes

1. Open the faucet the pipe feeds so water can flow once it thaws.
2. Warm the pipe gently with a hair dryer or a heat gun on low. Start near the faucet and work back.
3. Never use a torch or open flame under a home.
4. If a pipe has burst, shut off the main water right away and call a plumber.
5. Call the office if the freeze is in a line the community maintains.

Not sure what’s yours to fix? Check your lease, or read how to read your lease.