It was -10°F in Colorado when my phone alerted me that my internal temperature had dropped. I rushed home to find my vinyl skirting had blown loose in the wind, exposing the PEX plumbing under the trailer to the arctic blast. The pipes shattered, spraying 400 gallons of water into the insulation and buckling the subfloor. My claim was denied in 24 hours because I “failed to maintain adequate heat in the underbelly.”
Key Takeaways
- Skirting is Part of the “Dwelling”: If your skirting fails and pipes freeze, the resulting water damage is often excluded if the insurer deems the skirting “temporary” or “improperly installed.”
- “Maintain Heat” Clause: Most policies require you to maintain the dwelling at a minimum temperature (usually 55°F). If the power goes out and you didn’t drain the pipes, you might be covered. If you just forgot to turn on the heat tape, you aren’t.
- The “Sudden” Requirement: A pipe bursting is sudden. A slow leak from a frozen seal that rots the floor over two weeks is “seepage” and is excluded.
- Heat Tape is Mandatory: In 2026, adjusters ask for proof (photos/receipts) of active freeze protection systems like heat tape or heated hoses before paying a freeze claim.
The “Why” (The Trap)
The trap is “Neglect and Maintenance.”
Insurers know that tiny homes on wheels are elevated, meaning they have zero geothermal insulation from the ground. They freeze much faster than a foundation house.
The policy usually covers “Freezing of a Plumbing System,” but only if you “used reasonable care to maintain heat.” If your skirting blew away and you didn’t fix it immediately, that is considered “Neglect.” The adjuster will argue that a reasonable person would have secured the skirting or drained the tanks.
The Investigation (My Analysis of 3 Carriers)
I asked how they handle the “Frozen Belly” scenario.
Foremost
- The Stance: They are strict on the “Reasonable Care” clause.
- My Analysis: If you can prove the power grid failed (like the Texas freeze), they pay. If the power was on but your heat tape wasn’t plugged in, they deny.
American Modern
- The Stance: They cover “Sudden and Accidental” discharge.
- My Analysis: They are generally better about paying for the water damage (the ruined floor), even if they won’t pay for the $5 piece of pipe that broke.
Lloyd’s (Surplus Lines)
- The Stance: High deductibles.
- My Analysis: Many tiny home policies through Lloyd’s carry a $1,000 or $2,500 deductible for water damage. If the repair is $3,000, it’s barely worth filing the claim.
[IMAGE: Photo of a burst PEX pipe fitting underneath a tiny home with icicles hanging from the subfloor]
Comparison Table
| Scenario | Covered? | Reasoning |
| Grid Power Failure | Yes | Beyond your control |
| Forgot to skirt the trailer | No | Negligence |
| Skirting blew off in storm | Yes (if fixed ASAP) | Storm Damage + Resulting Loss |
| Heat tape failed | Yes | Mechanical Breakdown of safety device |
Step-by-Step Action Plan
- Install a Freeze Alarm: Put a $20 Govee sensor in the underbelly (inside the skirting). Set it to alert you at 35°F.
- Document Your Skirting: Take photos of your insulated skirting setup before winter. Prove it was solid.
- Use Heated Hoses: Do not rely on a standard garden hose. Use a “No Freeze” heated hose. Keep the receipt.
- Know the “Turn Off” Valve: If a pipe bursts, you have minutes before the subfloor is ruined. Know exactly where your main shut-off is.
FAQ
Does insurance pay for the extra electricity to run heaters?
No. Utility bills are never covered.
What if I am away on vacation?
You must prove you had someone checking the house daily OR that you shut off the water and drained the system. If you leave it live and unmonitored for a week, coverage is void.
Is PEX better than copper for insurance?
Yes. PEX expands and is less likely to burst. Copper splits instantly. Insurers prefer PEX in RVs/Tiny Homes.