winterization & utility reversion

[Bob Collett]

Welcome to winter.  The Northeastern Ohio (Cleveland & Lake Erie) winters can be somewhat harsh.  Today we are looking at 28 F, but by the first week of December, it can often dip into the teens, or even single digits.  F R O Z E N   P I P E S.  This can lead to frozen pipes, bursted pipes and tens of thousands of dollars of related water damage.  A friend of mine recently had a severed water line result in an insurance claim of $92,000.  Guess what, if the bursted pipe is a result of gas turned off in a vacant house, the insurance may not pay out.

I recently sent my crew out to winterize vacant homes.  The procedure goes something like this:  Turn off the water at or if possible before the meter.  Remove the meter connection between the meter and the property.  Drain all of the lines by opening the supply line faucet at the highest point and also at the lowest point, then open each faucet to allow it to drain.  Drain the hot water tank.  Suck out any water if toilets and traps using a shop vac. Remember to remove water from both the toilet tank and the toilet bowl.  If you use a pro, they will then use an air compressor to blow residual water through the system, so that water does not sit in horizontal runs.  Then, pour some RV style antifreeze in toilet and each trap.  Once this is all done, flip off the breakers (unless the furnace is still on).  This step can be important if there is condensation that finds its way to electrical components.  A pro will charge anywhere from $100 to $200 for this service.

If you find yourself in an emergency situation... as in you wake up in the morning and the TV says it is 8 degrees... send someone (anyone) to get there ASAP.  Have them shut off the water at the meter, and drain the hot water tank and supply lines the best they can.  While I cannot recommend using windshield wash as an anti freeze...  I have seen it work.  If your guy has a wrench, have him disconnect the meter.  Be sure to call the water company so you don't get hit with tampering charges.  Then contact a pro to make sure everything is in good standing.

Even with your emergency winterization done, you should expect to see some nasty cracks in paint and drywall... possible significant damage requiring new painting if the spring.

I am currently requesting (sort of requiring) all of my property management clients to sign up for "utility reversion" for both gas and electric utilities.  Reversion is a service offered by the local utilities such that if your gas or electric were about to get shut off for non-payment, the account would automatically be put back into the owner's name.  While there is always the possibility of the owner incurring a gas or electric bill liability... the alternative of letting it get shut off any time between November and March (especially December through February) could result in a financial disaster for the owner.

I would be curious to know how many of you in the Cleveland market actually use utility reversion as a precaution vs how many take your chances; and separately how many winterize vs and how many of you leave the heat on in a vacant home.

Best of luck

Bob Collett, PM

[Matthew Paul]

I winterize about 10 houses and 25 pier lines . I use a 125 cfm diesel compressor . Kill the water at the meter at the curb or turn off the well . Use a plunger to push water out of the toilets . Turn off water heater . 1 gallon of pink in the toilets , 1/4 gallon in all traps . Fire up the compressor and blow down the house in 10 minutes .