Winterizing a Vacant Home with Active Water Service
When selling a vacant home during Chicago’s frigid winters, disconnecting the water might not be feasible. Whether it’s for showings, inspections, or preventing issues with older systems—like galvanized pipes that can dry out and leak after being shut off—keeping utilities operational is often necessary. However, this decision comes with the responsibility of safeguarding the property against the risks of frozen pipes and water damage.
By following these simple winterization tips, you can protect your property while ensuring it remains functional, market-ready, and appealing to buyers during the coldest months of the year.
Steps to Winterize a Vacant Home without Turning Off the Water
1. Set the Thermostat to 55°F or Higher
Keeping the heat on is your first line of defense against frozen pipes. Set the thermostat to at least 55°F, and consider a slightly higher setting during extreme cold to ensure even warmth throughout the house. Use a programmable or smart thermostat to maintain consistent temperatures and monitor conditions remotely. Avoid turning the heat off entirely, as this can lead to frozen pipes and significant repair costs.
2. Insulate Exposed Pipes
Inspect all exposed pipes, particularly those in colder areas like basements, attics, crawl spaces, and along exterior walls. Cover them with foam pipe insulation or heat tape to reduce the risk of freezing. For extra protection, consider wrapping pipes in layers of insulation and sealing any gaps where cold air might seep in, such as cracks in the foundation or poorly sealed windows near plumbing.
3. Open Cabinet Doors Under Sinks
Cabinets in kitchens and bathrooms can trap cold air, especially when located against exterior walls. By opening the cabinet doors, you allow warm air from the heated interior to circulate around pipes, preventing them from freezing. If the home is staged for sale, use small, discreet signs to remind agents and potential buyers why these doors are open.
4. Let Faucets Drip
Running water is much less likely to freeze. Allow a small, steady stream or drip of warm water from faucets connected to pipes in colder parts of the home. Focus on sinks and fixtures along exterior walls or in unheated areas. This simple action keeps water moving through the system, preventing pressure buildup that could lead to pipe bursts.
5. Protect Exterior Faucets
Disconnect all garden hoses and drain the water from outdoor spigots. Cover them with insulated hose bib covers to prevent freezing at the connection point. These covers are inexpensive and can save you from costly repairs caused by ice forming and expanding in exterior plumbing.
6. Monitor the Property Regularly
Winter weather can change rapidly, so regular check-ins are essential. If you’re local, visit the property weekly to inspect the heating system, check for drafts, and ensure no pipes are at risk. For out-of-state owners, hiring a trusted real estate professional or property management service to conduct these inspections ensures peace of mind. Consider installing remote monitoring devices, such as freeze alarms or water leak detectors, to alert you of any potential problems immediately.
Extra Steps for Polar Vortex Protection
If you want to go the extra mile in protecting your vacant property during extreme cold, consider these additional measures:
- Install a Freeze Alarm: A freeze alarm notifies you if the home’s temperature drops too low, giving you the chance to act quickly and prevent costly damage.
- Seal Drafts: Inspect windows, doors, and other openings for drafts and seal them to maintain a stable interior temperature and reduce the strain on your heating system.
Insurance Considerations
While water damage from frozen pipes may be covered under some insurance policies, many require proof that reasonable precautions were taken to prevent such damage. Be sure to document your efforts, such as maintaining heat, insulating pipes, and monitoring the property.
Additionally, if the home is vacant, a standard homeowner’s insurance policy might not provide sufficient coverage. Consider securing a vacant property insurance policy to ensure comprehensive protection, as these policies are specifically designed to cover risks associated with unoccupied homes.
We’re Here to Support You Every Step of the Way
Managing an inherited property can be challenging, especially during extreme weather conditions. Whether you’re an out-of-state executor, administrator, or heir, Bobby Vasilev | Probate Real Estate Services offers a full suite of solutions to simplify the process and preserve your family’s legacy.
From professional winterization to property cleanouts and pre-sale preparation, we handle every detail with care and expertise. Our goal is to ensure your property is secure, well-maintained, and market-ready, giving you peace of mind no matter the season.
Let us guide you through every step of the journey with our personalized, full-service approach to probate real estate. Contact us today to learn more about how we can make this process seamless for you.
