Preventing Winter Water Damage at Vacant Properties: A Guide for Real Estate Investors

Water damage is one of the top three causes of property damage, alongside fire and theft/vandalism. Fortunately, it’s often the easiest to prevent—especially during the winter months when freezing temperatures pose a significant risk to vacant properties. By taking proactive measures, real estate investors can protect their investments from costly repairs. Here’s a step-by-step guide to winterizing a vacant property.

Exterior Preparations

1. Shut Off Water at the Street Locate the water meter, typically found near the street or sidewalk. If unsure about handling this task, it’s best to contact the utility company to avoid errors.
2. Open the Lowest Faucets Begin by draining the lowest faucets, such as an outdoor spigot or a basement sink. Remove any attached hoses, open the faucet, and let it drain. Leave it open until the entire system is empty, then protect the spigot with a hose bib cover.

Interior Preparations

1. Drain the Water Heater Turn off the water heater’s electrical or gas service first to prevent burning out the heating element, which could cost $60–$70 to repair. Follow the manufacturer’s instructions to drain it completely.
2. Empty the Plumbing System
• Toilets and Tanks: Flush and drain each toilet.
• Showers, Sinks, and Bathtubs: Open faucets starting from the top level of the house and work downward.
• Laundry Rooms, Garages, and Basements: Don’t forget water lines in these areas.
• Exterior Water Lines: Drain sprinkler systems and consider using compressed air to blow out the lines.
3. Use Antifreeze in Drains Pour environmentally safe, biodegradable antifreeze (such as RV or marine-grade) into drains, including toilet bowls, sinks, and P-traps. This step will help prevent residual water from freezing. Run antifreeze through appliances like dishwashers and washing machines, then flush with a couple of empty cycles before reuse.
4. Label Winterized Areas Tape toilets shut and place signage warning against use: “CAUTION – WINTERIZED – DO NOT USE.” Similarly, post notes on thermostats to prevent temperature adjustments by potential buyers or tenants.

    Additional Considerations

1. If Heat is Left On
• Set the thermostat to at least 55°F (higher if the property is in a colder region).
• Even with heat, drain the plumbing system to mitigate risks from potential power outages.
• Confirm that your insurance policy doesn’t require maintaining heat before shutting it off completely.
2. If Water Must Stay On
• Insulate pipes in exterior walls, crawl spaces, and attics.
• Open cabinet doors to allow warm air to circulate around pipes under sinks.
• Let warm water drip overnight to prevent freezing.

Insurance Caveats

Water damage from burst pipes isn’t always covered under standard insurance policies. Coverage might be denied if heat is not maintained or the plumbing system isn’t properly shut off and drained. Investors should review their policies to ensure compliance with winterization requirements.

When in Doubt, Call the Pros

For properties with boilers, wet systems, or if investors feel uneasy about any winterization steps, hiring a licensed plumber is a smart move. Professionals can handle the job efficiently and ensure it’s done correctly.

By following these steps, investors can significantly reduce the risk of frozen pipes and water damage at their vacant properties. Winterizing is a small investment of time and resources that can save thousands in repair costs and keep properties in top condition for future use.