Protecting Vacation Homes From Winter Water Damage

The most common winter disaster in an empty vacation home is a burst pipe. When water freezes, it expands and can crack pipes, sending water through walls and floors for days before anyone notices. If you can, shut off the main water supply and drain all faucets, toilets, and outdoor spigots before you leave.

For homes that stay occupied part of the winter, keep the heat at a steady low temperature, around 55 degrees Fahrenheit, even when you are not there. Open cabinet doors under sinks so warm air reaches the pipes. If you live in Kirkland, write down the location of your shutoff valve and keep it near the electrical panel.

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• Turn off the main valve and open all faucets to drain lines
• Flush toilets after shutting off water to empty the tanks
• Add antifreeze to traps and toilets if you drain completely
• Insulate exposed pipes in crawlspaces, attics, and garages
• Install pipe sleeves on the most vulnerable bends and joints

Cold air finds every crack, and a drafty vacation home loses heat faster, which raises the risk of frozen pipes. Check around windows, doors, electrical outlets, and where utility lines enter the house. Use caulk or weatherstripping to close gaps that let cold air reach plumbing.

Pay special attention to crawlspaces and attics, where pipes often run through unheated areas. Add insulation around those pipes and make sure access doors are sealed. If you have a crawlspace, consider covering the ground with a vapor barrier to reduce moisture and cold air rising into the floor.

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• Caulk gaps around window and door frames
• Install foam gaskets behind outlet and switch plates
• Seal the attic hatch with weatherstripping
• Wrap pipes in foam insulation in unheated zones
• Close crawlspace vents in winter and insulate the door

If you come home to find water damage, act quickly to minimize the harm. Shut off the water supply if it is still on, and move furniture and rugs out of wet areas. Take photos of the damage for your records, and contact a local water damage professional who can assess the extent.

Drying a vacation home properly takes time and equipment. A professional can use moisture meters to find hidden water in walls and under floors, and they can set up air movers and dehumidifiers to dry the structure. The longer water sits, the greater the risk of mold and structural rot.

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• Turn off electricity in affected rooms if water is near outlets
• Remove wet area rugs and lift furniture onto blocks
• Open windows if the weather is dry to help ventilate
• Do not use a regular vacuum to pick up standing water
• Keep records of all damage and any temporary fixes you make