What do you do with a vacant unit in an area that might freeze?

Question

Being from SoCal, I have had no personal experience with freezing pipes, but I'm aware that it happens.  We currently own rentals in CA (OC) and AZ (Phoenix metro), so we don't have to worry about it at our rentals.  Now that we're looking into other markets to invest in, it's something to consider, so I've been learning more about it.

So I'm curious, if you have a vacant unit in the winter, do you have to winterize it?  Or do you typically just leave the heater on in the unit so the pipes don't freeze?  Are adjacent occupied (and therefore heated) units sometimes sufficient to keep pipes in common walls warm?  I'm thinking this may be something you assess on a case by case basis.

Thanks!

Rob K. · Answer

When I have a vacancy in winter, I leave the heat on. If the house has a basement, I turn it down to 45. If on a crawlspace, I leave it at 55. I also turn the water off at the meter when a house is vacant, no matter which season it is. When there's a plumbing leak, the water keeps flowing.

David Krulac · Answer

We do different things depending on the situation.  If its a apt and vacant, most have valves to turn off the water to that unit only.  If the place is to be rented immediately we might have a space heater or some heat source around the pipe areas.

In some situations we use heat tape where there might be pipe exposure to cold temps.

If there is a long term rehab going on the heat is almost always left on.

For distant properties that we might not have somebody at every day or so, we would turn the main water valve off, drain the lines, and keep the heat on a minimum heat.

One problem with leaving the heat on is there can be interruptions of service.  Heavy snow takes down the electric lines, no heat even with a gas or oil furnace/boiler.  Tree falls down severs electric lines.  And even when the electric is restored, many furnaces need a manual restart.  You may not even know that the electric is out, but your furnace won't restart.

Somebody I know goes they left the heat on at there home when they went to FL for the winter.  The water also had to be left on since heat was a hot water system boiler.  Electric was off temporarily and boiler wouldn't restart.  There were broken water pipes, broken heat pipes, ceiling and floor damage, carpet damage, furniture damage, etc, costs $46,000.

If they had hot air heat, they could have turned the water off and drained the lines and would have had little or no damage.

We often use a plumber to winterize, they drain the lines and blow out all the lines with compressed air and put RV antifreeze, non toxic in all the drains and toilets.  This is also the procedure we use for seasonal properties.

KYLE Z. · Answer

All my rentals are in the UP of Michigan so freezing pipes are a way of life for me. I always leave the heat on at least 45. As far as shutting the water off I try not to as the bill for turning it on and off is really high in winter. Of course I live here so I can drive by and check on them regularly. Some people will let the water run a bit in a sink to keep the pipes from freezing. Im guessing if you are investing from a different area you will have a property manager in place. He can do routine drive by's weekly to check on house. The cold up here is nothing to mess around with!

Kyle Hipp · Answer

I live in wisconsin sonwe definately have some cold weather. The only time I really have vacancies is a couple days when I am doing some work to a property between tenants. However. I always leave the heat on. I usually stay around 55, but that is because I am usually working on stuff as well. If the power goes out then you are gonna have issues. I like to meet the neighbors so if something like that happens one of them will call me and letme know so I can take action. Best thing to do in that case is hope they get the power back on quick. If you leave the water faucets running just a little bit that will make them harder to freeze as well.

Geoff V. · Answer

I'm pretty sure turning the heat on isn't enough. I remember my family house having a pipe burst, while we were living in it, during an extended cold snap. We usually didn't get that cold, and not for long when we did, so it was a surprise when a pipe in an exterior wall burst.

Seems safer in general to just shut the water off as Rob suggested.

Russell Brazil · Answer

Make sure the heat is working, water is turned off, drain the pipes, and check on the property weekly.

Colleen F. · Answer

@Kimberly T. One thing people failed to mention is that alot of new thermostats can be accessed remotely and alert you when the in unit temperature drops too low. We also have a sensor in the heat sink in the boiler that alerts us to temperature drops.

Alecia Loveless · Answer

@Kimberly T. I’m in northern NH. We keep the heat set to 50 degrees if we get a vacancy during the winter. Usually they rent within less than a month so it’s a minimal cost but that’s why we factor in a vacancy allowance when we calculate our monthly expenses when we are looking at buying a property along with the mortgage, taxes, CapEx, repairs and maintenance, and all other expenses.

Henry T. · Answer

Convert to type L copper, or pex which can handle freezing. Of just leave the heat on a little. But make sure the water is turned off anyway. Just in case.

What do you do with a vacant unit in an area that might freeze?

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