How Do You Winterize a Vacation Home to Prevent Pipe Damage?
Last updated October 23, 2026
The short answer
Shut off and Drain the Water
Locate the main water shutoff valve for your property and turn it off. This is the most critical step to stop water from entering the home's pipes. Open every faucet, both inside and outside, starting from the highest point and working down. This allows air into the system to help push water out through the lowest drain point.
Do not forget to flush all toilets and hold the lever down to empty the tanks and bowls. Open the drain valve at the lowest point of your plumbing system, often found near the water heater or at a main utility point. Let all water flow out completely. Any remaining water in a pipe can freeze and cause a rupture.
- Main water shutoff valve
- All indoor and outdoor faucets
- Toilets (tank and bowl)
- Water heater drain valve
- Low-point plumbing drain valve
- Automatic ice maker lines
Protect Plumbing Fixtures and Appliances
After draining, pour a nontoxic, RV-grade antifreeze into all sink, shower, and floor drain traps. This prevents any residual water in the curved pipe section, known as the P-trap, from freezing and cracking. Pour enough antifreeze to fill the trap completely. For toilets, you can add antifreeze to the bowl and tank after draining them.
Remember to drain and bypass appliances like the water heater, washing machine, and dishwasher according to manufacturer instructions. Disconnect washing machine hoses. If your refrigerator has a water line and ice maker, shut off its supply valve, disconnect the line, and drain it. A small amount of water left in an appliance line can cause a major leak.
Insulate Vulnerable Pipes
Inspect your home for pipes in unheated areas like crawl spaces, attics, garages, and along exterior walls. These are the most susceptible to freezing. Protect these pipes by wrapping them with foam pipe insulation sleeves. For extra protection on extremely cold nights, you can use thermostatically controlled heat tape, but follow all installation guidelines carefully to prevent a fire hazard.
Seal any cracks or openings in your home's exterior walls, especially where pipes enter. Use caulk or spray foam insulation to block cold drafts from reaching pipes. Keeping the overall home temperature above freezing, even at a low setting like 55 degrees Fahrenheit, is the most reliable method if you decide not to fully winterize.
Prepare for Your Departure
Set your water heater to its 'vacation' mode or turn it off entirely if you have drained it. Turn off circuit breakers for non-essential appliances to save energy and reduce fire risk. However, leave the power on to the HVAC system if you plan to maintain a minimum heat setting. Keep your shutoff valve location written down for a housesitter or neighbor.
Ask a trusted neighbor or hire a property manager to check on the home periodically. They should look for signs of leaks, power outages, or extreme temperature drops inside. Provide them with clear instructions and emergency contact numbers. Shut all interior doors to help contain heat in occupied spaces if you are maintaining a minimum temperature.
- Set water heater to 'off' or 'vacation' mode
- Adjust thermostat to a safe minimum (e.g., 55F)
- Arrange for periodic home checks
- Provide emergency contacts to your checker
- Close all interior doors
- Unplug non-essential electronics
What to Do If Damage Occurs
If you return or are notified of a burst pipe, your first action is to shut off the main water valve immediately to stop the flow. Then, turn off electricity to the affected area at the circuit breaker if it is safe to do so. Move any undamaged furniture and belongings away from the water to prevent further loss. Take photos of the damage for your records.
Contact local water damage pros for a thorough water damage assessment and structural drying. They have the equipment to extract water and dry building materials properly to prevent mold. Policies vary, and your insurer decides what is covered. You may need to file a claim, so having documentation is crucial for that process.
Talk to someone now
Phones are answered 24/7 for Chandler and nearby communities.
Call Now (480) 526-4676Frequently asked questions
Do I need to winterize if I keep the heat on?
Maintaining heat above 55F is often sufficient, but power failures can happen. If you rely on heat alone, have a backup plan for someone to check the home after a storm. Full winterization is the most secure method for long, unoccupied periods.
Can I just let faucets drip instead?
A steady drip can help prevent freezing in mildly cold weather by keeping water moving. However, this is not a reliable solution for a vacant home over an entire winter. It does not protect if the power fails and the drip stops.
What if I find water damage when I return?
Shut off the water main immediately and call for a professional water damage inspection. Mold can begin growing within a day or two, so prompt drying is key. Take photos of all damage before any cleanup begins for your insurance records.
More questions and answers
- What Is Pipe Insulation and Does It Prevent Freezing?
- How Does Hurricane Strapping Prevent Roof Uplift Damage?
- How Does Home Elevation Help Prevent Flood Damage?
- How Does a Generator Prevent Further Damage After a Storm?
- How Do Smart Water Sensors Help Prevent Major Damage?
- What Fall Maintenance Tasks Prevent Winter Water Damage?
- All articles