Key takeaways
- Winter Storm Uri (February 10–18, 2021) dropped 7.0 inches of snow west of San Marcos and 5.9 inches in Kyle, and FEMA's DR-4586 declaration included Hays County.
- The January 30–February 2, 2023 ice storm left up to half an inch of ice in Dripping Springs, enough weight to snap limbs and load gutters (FEMA DR-4705).
- Many policies cover sudden and accidental water damage from a frozen, burst pipe, but not the cost of fixing the pipe itself.
- Vacancy and "failure to maintain heat" provisions are the most common reasons freeze claims get reduced or denied.
- Stop the water, document everything, start drying, and keep the broken pipe section and every receipt.
Central Texas homes are built for heat, not for days of hard freeze. Plumbing often runs through attics, exterior walls, and slab penetrations with little insulation, which works fine most winters and fails badly in a storm like Uri. When a pipe splits, water can run for hours before anyone notices, soaking drywall, flooring, cabinets, and insulation. This article explains how freeze damage and burst pipe insurance claims work in San Marcos: what recent winter storms did here, how policies treat frozen pipes, the clauses that cause the most disputes, and how to protect your claim from the first hour.
Recent winter storms in San Marcos and Hays County
Hard freezes are uncommon here, which is part of the problem. NOAA's Storm Events Database lists 19 winter storm, 9 winter weather, and 1 ice storm entries for Hays County. Most were brief. A few were not.
| Event | What official sources recorded | FEMA declaration |
|---|---|---|
| January 15–16, 2007 | Freezing rain closed most roads and bridges in the county; schools, offices, and businesses closed, including the outlet malls (NCEI) | None |
| Winter Storm Uri, February 10–18, 2021 | 7.0 inches of snow 5 miles west-northwest of San Marcos and 5.9 inches in Kyle; freezing drizzle glazed roads, with about 0.25 inch of ice on trees in Buda (NCEI) | DR-4586 |
| Ice storm, January 30–February 2, 2023 | 0.5 inch of ice in Dripping Springs, 0.38 inch in Wimberley and Driftwood, 0.25 inch in Buda (NCEI) | DR-4705 |
| January 20, 2025 | 0.5 to 1 inch of snow around the county, including 0.5–0.75 inch in San Marcos (NCEI) | None |
Winter Storm Uri, February 2021
Uri was the storm that taught many San Marcos homeowners where their pipes run. The National Weather Service summary lists 7.0 inches of snow 5 miles west-northwest of San Marcos and 5.9 inches in Kyle on February 15, after days of freezing drizzle that iced roads and bridges. Extended cold, combined with widespread power outages across Texas, led to burst pipes throughout the region. FEMA's major disaster declaration, DR-4586, included Hays County for both Individual and Public Assistance.
The 2023 ice storm
Two years later, freezing rain fell on and off from January 30 through February 2, 2023. Ice reached half an inch in Dripping Springs and more than a third of an inch in Wimberley and Driftwood. Ice loads like that can snap limbs and bring trees down onto roofs, fences, and power lines. The federal declaration for this storm, DR-4705, covered Hays County for Public Assistance only, which helps local governments rather than individual property owners. For most homeowners, recovery ran through their own insurance. See our San Marcos storm history page for more past events, and our Dripping Springs page if you are in the hardest-hit area.
How insurance treats burst pipe claims in San Marcos
Most freeze claims are water damage claims at heart. The question is usually not whether water caused the damage but whether the policy conditions were met. Here is how common situations tend to play out, subject always to your own policy wording.
| Situation | How many policies respond | What to check |
|---|---|---|
| Occupied home, heat on, pipe freezes and bursts | Water damage typically covered as sudden and accidental discharge | Deductible; mold and water damage sublimits |
| Power outage stops the heat, pipe bursts | Often covered when the owner did not cause the loss of heat | Policy's freezing language and any power failure exclusion |
| Home vacant or unoccupied, heat off, water not shut off | Freezing damage often excluded | Definitions of "vacant" and "unoccupied"; the heat and shut-off conditions |
| Cost to repair the broken pipe itself | Often not covered | Tear-out and access coverage to reach the pipe |
| Slow leak from a pipe that cracked weeks earlier | Often excluded as continuous or repeated seepage | Timeline of when the leak started and was found |
| Fire sprinkler line freezes in a commercial building | Depends on protective safeguards and heat conditions | Commercial policy conditions and endorsements |
Sudden and accidental vs. failure to maintain heat
Many homeowners policies cover water damage that results from a sudden and accidental discharge from a plumbing system, including one that freezes. Many also contain a freezing exclusion that applies while the dwelling is vacant, unoccupied, or under construction, unless you used reasonable care to maintain heat in the building, or shut off the water supply and drained the system and appliances. In plain terms: if no one was living there and nobody kept the heat on or drained the lines, the claim may be in trouble.
Disputes often turn on facts. Was the heat set to a reasonable temperature? Did the power fail, leaving the owner with no way to keep it on? Was the house "unoccupied" for a weekend or for months? Those details matter, so write them down while they are fresh, including thermostat settings and any utility outage notices.
Vacancy and unoccupancy
San Marcos has many rental homes, student housing near Texas State University, and properties between tenants or on the market. Policies often treat vacancy differently from short absences, and some limit or exclude certain losses once a building has been vacant for a set number of consecutive days. Landlord and commercial policies have their own conditions. If a property will sit empty during winter, read the vacancy clause and ask your agent before the cold arrives.
Your mitigation duties after a pipe bursts
Nearly every policy requires you to take reasonable steps to protect the property from further damage. Water keeps causing harm for as long as it sits, and mold can start within days. These steps protect both the house and the claim:
- Shut off the main water valve and, if water is near outlets or fixtures, the electricity to affected areas.
- Document before you clean. Take photos and video of the burst pipe, the water, and every affected room.
- Keep the broken section of pipe. It shows how the failure happened.
- Start drying. Extract standing water, run fans and dehumidifiers, and remove soaked rugs and contents. Professional mitigation is often worth it for anything beyond a small area.
- Call a plumber and keep the invoice, which usually states where the break was and what caused it.
- Report the claim promptly with the date the pipe burst and when you discovered it.
- Keep every receipt, including mitigation, plumbing, and extra living expenses if the home is not livable.
Documenting a freeze damage claim
Water damage spreads in ways that are easy to miss. Wet insulation in the attic, moisture behind cabinets, swollen baseboards, and wicking in drywall may not be obvious the first day. A complete claim usually includes:
- Room-by-room photos and video, including ceilings, walls, flooring, cabinets, and contents.
- Moisture readings and drying logs from the mitigation company.
- A list of damaged personal property with age and approximate cost.
- The plumber's invoice and the burst pipe section.
- Notes on the heat, power, and occupancy at the time of the freeze.
Our claim documentation checklist lays this out step by step. When the insurer's estimate arrives, compare it line by line with what you documented. Freeze claims are often underpaid when the estimate covers only visibly wet drywall and leaves out insulation, cabinetry, matching flooring, or contents. Our guide to replacement cost vs. actual cash value explains how depreciation may affect your first payment.
Ice-damaged trees and roofs
Ice storms like the one in 2023 cause a different kind of damage. Many policies list "weight of ice, snow, or sleet" as a covered cause of loss, and a limb that breaks under ice and falls through the roof is generally treated like any other falling object. Common issues include:
- Limbs on the roof: punctured decking, broken shingles or metal panels, and damaged gutters.
- Gutters and eaves pulled loose by the weight of ice and icicles.
- Fences, carports, and outbuildings crushed by fallen trees, usually handled under "other structures" coverage.
- Tree removal, which many policies cover only in limited amounts and only when the tree damaged a covered structure.
As with wind damage, photograph the tree where it landed before it is cut up, and tarp any openings right away. Our article on wind damage insurance claims covers fallen-tree coverage in more detail.
Preparing for the next hard freeze
The best freeze claim is the one you never have to file, and preparation also strengthens your position if a pipe breaks anyway. Before a forecast hard freeze, keep an eye on the current San Marcos weather and work through a short list:
- Know where your main water shut-off valve is, and make sure it turns.
- Insulate exposed pipes in attics, garages, and exterior walls, and cover outdoor hose bibs.
- Disconnect garden hoses and drain irrigation backflow preventers if your system allows it.
- Open cabinet doors under sinks on exterior walls and let faucets drip during extended cold.
- If you will be away or a property is empty, keep the heat on at a reasonable setting or shut off and drain the water, and note what you did.
- Photograph your thermostat setting and any steps you took. That record can matter if coverage questions come up later.
Landlords should share these steps with tenants in writing. If water damage happens despite your efforts, our water damage claims page explains how those claims typically work.
How a San Marcos public adjuster can help with freeze claims
When a freeze claim stalls over vacancy questions, heat conditions, or a thin estimate, a licensed San Marcos public adjuster can help. We represent the policyholder, not the insurer. That can include reviewing your policy's freezing and water damage provisions, documenting the full extent of the damage, preparing a detailed estimate, and handling communication with the carrier. We cannot guarantee any outcome, and we do not give legal advice; talk with a Texas attorney about lawsuits or legal deadlines. Fees are disclosed in a written contract before any work begins, and Texas law caps public adjuster compensation at 10% of the insurance settlement.
Learn more about our freeze damage claims service, or request a free claim review. As a San Marcos Public Adjuster serving San Marcos, Hays County, and surrounding Central Texas communities, we can tell you plainly what we see in your claim and whether we think we can help.
Frequently Asked Questions
Does homeowners insurance cover burst pipes from a freeze?
Many Texas homeowners policies cover sudden and accidental water damage from a pipe that freezes and bursts, subject to the deductible and policy conditions. Coverage can be limited or excluded if the home was vacant or unoccupied and you did not maintain heat or shut off and drain the water. Read your policy's freezing and water damage provisions.
Will insurance pay to fix the pipe itself?
Often not. Many policies pay for the water damage the burst caused and for tearing out and replacing parts of the building needed to reach the pipe, but not for repairing the pipe or plumbing system itself. Policy wording varies, so check yours.
What if I was away when the pipes froze?
That depends on how long you were away and what your policy says. Many policies exclude freezing damage in a vacant or unoccupied home unless you used reasonable care to maintain heat or shut off the water supply and drained the system. A short trip is usually treated differently from a home left empty for months. Your policy defines these terms.
Is ice damage to my roof or trees covered?
Many policies cover damage caused by the weight of ice, snow, or sleet, and damage from tree limbs that fall onto the house under the weight of ice. Removal of fallen limbs that did not damage a covered structure may not be covered or may be limited.
Should I clean up the water before the adjuster arrives?
Yes, take reasonable steps to stop the damage, but document it first. Shut off the water, photograph and video everything, then start drying out. Most policies require you to protect the property from further damage, and waiting can lead to mold. Keep the burst section of pipe and all receipts.
Was Hays County included in the Winter Storm Uri disaster declaration?
Yes. FEMA disaster declaration DR-4586 for the February 2021 severe winter storms included Hays County. The January–February 2023 winter storm declaration, DR-4705, also included Hays County, for Public Assistance only.
Sources and further reading
This article is general information about property insurance claims in Texas, not legal advice, and not a promise of any coverage or outcome. Your policy language and the facts of your loss control your claim.
