Winter’s icy grip can pose a significant threat to unoccupied homes. Freezing temperatures, snow, and ice can cause extensive damage, leading to costly repairs and headaches. Winterizing your vacant property is not just a good idea; it’s a crucial step to protect your investment and ensure it’s ready for occupancy when you need it. This comprehensive guide will walk you through the essential steps to prepare your unoccupied house for the winter months.
Protecting Your Plumbing: The Battle Against Freezing Pipes
The most common and often most expensive winter-related damage stems from frozen pipes. When water freezes, it expands, putting immense pressure on pipes and potentially causing them to burst. The resulting water damage can be devastating.
Draining the Plumbing System
Your first line of defense is to drain the entire plumbing system. This removes the water that can freeze and expand.
Begin by turning off the main water supply to the house. The shut-off valve is typically located near the water meter, either in the basement, crawl space, or outside the house near the street.
Next, open all the faucets in the house, both hot and cold, including those in sinks, showers, and bathtubs. This allows air to enter the system and facilitates complete drainage.
Flush all the toilets to empty the tanks and bowls. Once the tanks are empty, use a wet/dry vacuum or sponge to remove any remaining water from the toilet tanks and bowls.
Don’t forget outdoor faucets and hose bibs. Disconnect any hoses and open the faucets to allow any remaining water to drain. Consider installing insulated faucet covers for added protection.
For appliances that use water, such as dishwashers and washing machines, disconnect the water supply lines and drain any remaining water. Follow the manufacturer’s instructions for winterizing these appliances.
Antifreeze: A Safety Net
Even after draining the plumbing, some water may remain in low spots or traps. Adding non-toxic antifreeze, specifically designed for plumbing systems, can prevent freezing in these areas.
Pour antifreeze into the toilet bowls and tanks. Ensure the antifreeze circulates through the drain traps.
Pour antifreeze down all drains in sinks, showers, and tubs. The amount of antifreeze needed will vary depending on the size of the drain trap.
Important: Only use non-toxic antifreeze (propylene glycol) specifically formulated for plumbing systems. Automotive antifreeze is highly toxic and should never be used.
Insulating Exposed Pipes
Pipes located in unheated areas, such as basements, crawl spaces, and exterior walls, are particularly vulnerable to freezing. Insulating these pipes provides an extra layer of protection.
Use pipe insulation sleeves, foam tape, or heat tape to insulate exposed pipes. Pipe insulation sleeves are easy to install and provide excellent insulation. Foam tape can be used to wrap irregularly shaped pipes or fittings.
Heat tape can be used to provide supplemental heat to pipes in extremely cold climates. Follow the manufacturer’s instructions carefully when installing heat tape.
Protecting the Exterior: Weathering the Storm
The exterior of your unoccupied house is exposed to the full force of winter weather. Taking steps to protect it from the elements can prevent costly damage.
Roof and Gutters: Guarding Against Water Intrusion
A healthy roof is crucial for protecting your home from water damage. Inspect the roof for any signs of damage, such as missing or damaged shingles. Repair any issues before winter arrives.
Clean out the gutters and downspouts to ensure proper drainage. Clogged gutters can cause water to back up onto the roof and potentially leak into the house.
Consider installing gutter guards to prevent leaves and debris from accumulating in the gutters.
Windows and Doors: Sealing Out the Cold
Windows and doors are common sources of heat loss and drafts. Sealing them properly can help prevent frozen pipes and reduce energy costs if you’re maintaining a minimal level of heat.
Inspect windows and doors for gaps or cracks around the frames. Caulk any gaps to prevent drafts and water intrusion.
Install weather stripping around doors and windows to create a tight seal.
Consider covering windows with plastic sheeting or installing storm windows for added insulation.
Landscaping: Preparing for Snow and Ice
Trim trees and shrubs that are close to the house. Heavy snow and ice can cause branches to break and damage the roof, siding, or windows.
Protect outdoor faucets and hose bibs with insulated covers.
If you live in an area with heavy snowfall, consider hiring a snow removal service to keep the driveway and walkways clear. This can help prevent ice dams and make the property more accessible.
Maintaining Minimal Heat: A Balancing Act
While completely shutting off the heat might seem like a cost-saving measure, it can actually increase the risk of frozen pipes and other cold-related damage. Maintaining a minimal level of heat can help prevent these problems.
Setting the Thermostat
Set the thermostat to a temperature of at least 55 degrees Fahrenheit (13 degrees Celsius). This will help prevent pipes from freezing, even during extremely cold weather.
Important: Monitor the weather forecast and adjust the thermostat accordingly. If temperatures are expected to drop significantly, consider raising the thermostat a few degrees.
Energy Efficiency Measures
If you’re maintaining a minimal level of heat, take steps to improve energy efficiency and reduce heating costs.
Close off unused rooms to reduce the amount of space that needs to be heated.
Seal any drafts around windows and doors.
Consider using a programmable thermostat to automatically adjust the temperature based on the time of day.
Preventing Pests: Keeping Unwanted Guests Out
An unoccupied house can be an attractive shelter for pests, especially during the winter months. Taking steps to prevent pest infestations can save you headaches and money in the long run.
Sealing Entry Points
Inspect the house for any potential entry points for pests, such as cracks in the foundation, gaps around pipes, and holes in screens. Seal these entry points with caulk, steel wool, or other appropriate materials.
Removing Food Sources
Remove any food sources that might attract pests. Clean up any crumbs or spills, and store food items in airtight containers.
Professional Pest Control
Consider hiring a professional pest control service to inspect the property and implement preventative measures.
Security Measures: Protecting Against Vandalism and Theft
An unoccupied house is more vulnerable to vandalism and theft. Taking security measures can help protect your property and deter potential criminals.
Exterior Security
Ensure that all exterior doors and windows are locked securely. Consider installing deadbolt locks on all exterior doors.
Install motion-activated outdoor lighting to deter intruders.
Keep the property well-maintained to give the impression that it is occupied.
Interior Security
Install an alarm system with door and window sensors.
Consider using security cameras to monitor the property.
Don’t leave valuables in plain sight.
Inform your neighbors that the house is unoccupied and ask them to keep an eye on the property.
Insurance Considerations
Contact your insurance company to ensure that your policy covers unoccupied homes. Some policies may have specific requirements for winterizing the property.
Regular Inspections: Catching Problems Early
Regular inspections are crucial for identifying and addressing any potential problems before they escalate.
Schedule Regular Visits
Schedule regular visits to the property to check for any signs of damage, such as leaks, broken windows, or pest infestations.
Check the Thermostat and Pipes
During each visit, check the thermostat to ensure that it is set to the correct temperature. Also, check exposed pipes for any signs of freezing.
Document Your Inspections
Keep a log of your inspections, noting any problems that you find and the actions that you take to address them. This documentation can be helpful if you need to file an insurance claim.
Winterizing an unoccupied house requires a proactive approach and attention to detail. By following these steps, you can protect your investment and ensure that your property remains safe and secure throughout the winter months. Remember that local climates vary, so adjust these recommendations to fit your specific needs and regional weather patterns. Protecting your property is an investment in peace of mind.
What is the most critical step in winterizing an unoccupied house, and why?
Flushing and draining the plumbing system is arguably the most critical step. Water freezing inside pipes can cause them to burst, leading to extensive and costly water damage. Even a small crack can release a significant amount of water over the winter months, impacting walls, floors, and ceilings.
To properly winterize, turn off the main water supply, open all faucets (hot and cold), and drain the pipes completely. Don’t forget to flush toilets multiple times to empty the tanks and bowls. Consider adding RV antifreeze to toilet bowls and drain traps to prevent freezing in areas that might not fully drain.
How can I prevent pests from entering my unoccupied house during the winter?
Rodents and insects often seek shelter from the cold in unoccupied homes. Seal any cracks or openings in the foundation, around pipes, and in window and door frames. Use caulk or expanding foam to close even small gaps, as rodents can squeeze through surprisingly small spaces.
Remove any potential food sources, such as crumbs or spills. Store any remaining food in airtight containers and consider using rodent traps or deterrents as a preventative measure. Regularly inspect the property, if possible, to identify and address any pest issues early on.
Should I turn off the electricity completely in my winterized unoccupied house?
Turning off the electricity completely is generally recommended to prevent electrical fires and save on utility costs. Unplug all appliances and electronics to avoid phantom energy draw and potential damage from power surges. Ensure the main breaker is switched off after a final check.
However, consider leaving the electricity on if you have a security system, temperature monitoring system, or other essential devices that require power. In this case, ensure these systems have battery backups and are regularly checked to guarantee functionality throughout the winter.
What temperature should I set the thermostat to if I choose to leave the heat on in my unoccupied house?
If you decide to leave the heat on, set the thermostat to a minimum of 55 degrees Fahrenheit (13 degrees Celsius). This will prevent pipes from freezing and help maintain a consistent temperature throughout the house, reducing the risk of condensation and mold growth.
Remember that leaving the heat on will incur utility costs, so weigh the benefits against the expenses. Consider a programmable thermostat that can be set to lower temperatures when temperatures are mild, raising it only when exceptionally cold weather is predicted.
How often should I check on my winterized unoccupied house?
Ideally, you should check on your winterized unoccupied house every two to four weeks. This allows you to identify and address any potential problems early on, such as leaks, pest infestations, or heating system malfunctions. Arrange for a trusted neighbor or property manager to perform these checks if you are unable to do so yourself.
During these visits, inspect the interior and exterior of the house for any signs of damage. Look for evidence of leaks, pest activity, or other issues that could compromise the property’s integrity. Document your findings with photos and take immediate action to rectify any problems.
What should I do with my homeowner’s insurance policy when winterizing an unoccupied house?
Contact your homeowner’s insurance provider to inform them that the house will be unoccupied for an extended period. Many insurance policies have clauses that limit or exclude coverage for unoccupied homes, particularly in the event of water damage or theft. Discuss your options with your insurer to ensure you have adequate coverage.
You may need to purchase a rider or special endorsement to maintain full coverage while the house is unoccupied. Be sure to understand the terms and conditions of your policy and any requirements for maintaining coverage, such as regular property inspections.
What outdoor maintenance tasks are essential before winterizing an unoccupied house?
Before winterizing, clear gutters and downspouts of leaves and debris to prevent ice dams from forming. Ice dams can damage the roof, leading to leaks and water damage inside the house. Trim any tree branches that are close to the house to prevent them from falling onto the roof or siding during winter storms.
Also, secure any outdoor furniture or equipment and store them in a shed or garage to protect them from the elements. Ensure that all exterior doors and windows are properly sealed to prevent drafts and water intrusion. Consider covering outdoor faucets with insulated faucet covers to prevent freezing.