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Winterize a house suggestions?

joseywales

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My in-laws have their house for sale, but if it doesn’t sell soon, my FIL wants to shut off the water, and wrap pipes in heat tape, in case the heater fails. Heater is fairly new, but he worries.

i think he wants to drain the lines and drop some RV anti-freeze in there. We did that when we had a 5th wheel, but I’ve never done it on a home.
Any precautions or thoughts on this? I mean, other than fire a realtor who can sell a house in the biggest seller’s market in decades…
 
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The Cobbler

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I used to winterize houses for bank forclosures .
we had strict guidelines to follow, even in summer
shut off water & zip tie the valve , mark "do not turn on water"
drain all lines with compressed air , then pump RV antifreeze thru all lines till it came out the spout.
fill toilet bowls & traps with antifreeze . mark each location with system has been winterized blah blah blah .
not exactly a good selling feature, but that was the rules
 

Renegade1LI

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You can blow it out from a hose bib with compressor then you can hook up a small pool type pump in a 5 gal pail filled with antifreeze & pump through system. You may want to add a low point drain where the service comes into the house so you can get all the water out. Not sure how cold it gets where his house is but I would heat trace the section of pipe up to the low point drain that will still have some water in it.
 

Holt

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You pump antifreeze into the water supply lines? Does that stuff flush out okay? I just think I would never want to drink out of something that antifreeze has been sitting in, no matter how good I clean it up.
 

CJM8515

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used to do it all the time at my cabin. drain hot water heat, flush and drain all toilets, drain all lines, shut off water. then pour antifreeze into the lines. never burst a pipe ever
 
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joseywales

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Ok. So it’s similar to what we did with our trailers. Yes, we planned to drain the hot water heater. He’s 85 and replaced it himself a few months ago. Probably why he’s nervous about more water issues.

thanks
 

yeldogt

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Would not recommend it ... if everything is set up for it fine.

You are much better off turning down the temp and getting a temp alarm. There are lots of little spots that can get you -- dishwashers/ washers/ water heaters ....

Also -- buildings often don't like to freeze
 

Stuart in MN

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In answer to the antifreeze question, there's no problem in using RV antifreeze in the drain traps. My parents had a summer home we used to close up every fall and we put RV antifreeze in the sink drains and toilet every year without any issues.

I've never heard of putting it in the water supply lines, and I'm not sure how you'd even do that.
 

JunkBonds

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I can understand shutting of the water supply and doing a drain to the meter but I think flushing and installing RV anti-freeze is not necessary.

I would put in a wifi thermostat like an Ecobee with an alarm set for a temperature several degrees lower than the set temp. Set the temp for 42f and alarm at 39f.

You will need to contact their insurance company. Houses cannot be left vacant and uninspected for insurance to remain in force. Find out what they require for inspections and prep.
 

zeke67

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Is he worried about a freeze off if the worst happens or simply wants to shut of the heat and power (which is not the same thing as shutting off utilities)? Asking because during storm Uri early this year, a lot of folks didn't winterize and normally wouldn't have needed to but when the power failed....it got truly colder for longer than pipes could handle.

Anyway, I winterize my cabin. For drain lines, shut off toilet supply and flush the toilet, pour RV antifreeze in toilet and sink traps. Do not forget "hidden traps" such as washing machine standpipes or AC condensate lines. Do not forget floor drains. For appliances like washing machines and dish washers, you will need to read the manual on how to winterize. For instance, with a washing machine you may need to start a cycle, and then close off the taps because otherwise the cycle won't start if the machine can't detect water pressure at the inlet. For supply lines, shut off the inlet of course. Empty the water heater, pressure tank if there is one, and drain all other lines by opening all faucets and other drain points and keep the taps open. Ball valves may have little drain caps on them, crack these and leave open. Don't forget outside hose bibs. Don't forget "hidden" supply lines like an ice maker or a whole house humidifier. Empty toilet tanks and remove the fill valves (i.e. ballcocks). On tub/shower combos, pull the tub spout valve to activate the shower so the slug of water in the shower head riser can drain out of the tub valve. On stand up showers, it may be worth pulling the shower valve if cold temps are expected soon so the riser to the shower head can drain if the supply lines enter the valve overhead. All of this is usually sufficient unless you either have long length sagging pipes with low points or expect temps to get really cold quickly. PEX is fairly cold tolerant so probably not worth the hassle of compressed air. CPVC and copper less so, but will not burst as long as freezing expanding water can make it's way out.
 
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Uncle murph

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My in-laws have their house for sale, but if it doesn’t sell soon, my FIL wants to shut off the water, and wrap pipes in heat tape, in case the heater fails. Heater is fairly new, but he worries.

i think he wants to drain the lines and drop some RV anti-freeze in there. We did that when we had a 5th wheel, but I’ve never done it on a home.
Any precautions or thoughts on this? I mean, other than fire a realtor who can sell a house in the biggest seller’s market in decades…
If he is actually interested in selling it for what it’s worth,it needs to be up and running with flushing toilets and a kitchen sink,otherwise he’s going to settle for fixr upper low bids.Fire the realtor.
 

Jay H 237

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Honestly in the market today I wouldn't expect the house to be listed long and wouldn't bother as pospective buyers will want to check things out and see that they function. Secondly I'd just set the heat to around 58 or so and check on it every other day or so, it should be fine. I had a house empty for a few months over winter and did just that. Plus I left a spare vehicle there and moved it around every week so it looked like someone was there, no to mention cleaning up snow if there was a storm. Neighbors were good and kept and eye out too.
 

dfiler2

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I have been draining the water heater blowing out the water lines and putting rv antifreeze in the drains and toilet bowl and toilet tank in cabins for 30 years here in nw Minnesota and I have never even heard of someone putting rv antifreeze in water lines. If you blow them out the little bit of water left will have plenty of room for expansion.
 

nadogail

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Every post seems to assume that the house will be vacant in sub zero weather. Don't any of you live in temperate climates?
I don't recall my father doing all of this when we lived in Anchorage.
 
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joseywales

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I have been draining the water heater blowing out the water lines and putting rv antifreeze in the drains and toilet bowl and toilet tank in cabins for 30 years here in nw Minnesota and I have never even heard of someone putting rv antifreeze in water lines. If you blow them out the little bit of water left will have plenty of room for expansion.
I always thought the antifreeze was a bit overkill. Our cabin in upstate PA, we drained the lines, but for the 20 years never used anti-freeze.

Heck, my dad and uncles were so frugal: when we hit an 11 point buck at 1AM, with our Chevy Suburban, my dad emptied the ashtray (remember those), of all the chewed gum, and plugged 8 holes in the radiator. when we got home, dad filed an insurance claim, then took a torch and solder to that radiator. Don’t need no stinking radiator. It’s fine!
 

rlitman

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If he is actually interested in selling it for what it’s worth,it needs to be up and running with flushing toilets and a kitchen sink,otherwise he’s going to settle for fixr upper low bids.Fire the realtor.
Agreed x10. I bought my house during a previous real-estate boom with a similar issue. The cheapskate sellers were not only asking too much (dragging out the sale), but they also decided to save a few bucks by not running a dehumidifier in the basement. As I walked down the stairs the first time, the smell of mold hit me like a brick in the face and all I could think was, man is this going to save me money.
I have been draining the water heater blowing out the water lines and putting rv antifreeze in the drains and toilet bowl and toilet tank in cabins for 30 years here in nw Minnesota and I have never even heard of someone putting rv antifreeze in water lines. If you blow them out the little bit of water left will have plenty of room for expansion.
We blow out sprinkler lines here, but that only works well on poly lines. PVC will still break in the winter. It just takes a little moisture left behind to drip back and collect in a low spot. If you've got a poly line, that's fine, as the plastic will just swell and recover when the ice melts. The same goes for PEX. Usually you luck out, and the water level in the pipe is below the middle, so it has room to expand, but a few more drops and you'll have a burst.
 

CJM8515

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all i can say to back up the fact this should be done-unless you live where it doesnt freeze you need to winterize the pipes.

30 years my family owned a rural cabin in PA. it easily could be 0 F outside during the winter, no one would be there for months as it was only a hunting cabin. Every year we would go hunting and then leave. SOP was to: drain the hot water heater, flush the toilets as much as possible and then pour antifreeze into the toilets and down drains. it would only take maybe tops a quart. Not once did the pipes ever freeze. We never did anything more than that for 30 years.
 

mikedodge

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We've also never used antifreeze in the supply piping only down the toilet and drains. Once the taps have all been opened and the water is out whatever is left has room to expand if it freezes and there should be very little if any spots to worry about.
And especially since the heat is on anyway this shouldn't be much of an issue. If you check the house every few days you'll catch it before there's any problems and if that's not possible see if a neighbour can do it.
 

Stuart in MN

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We've also never used antifreeze in the supply piping only down the toilet and drains. Once the taps have all been opened and the water is out whatever is left has room to expand if it freezes and there should be very little if any spots to worry about.
Not specifically mentioned, but also leave the taps open so there is room for expansion.
Of course, if the heat is turned off you have to worry about the pipe on the city side of the water meter...that would require getting the city to shut off water at the curb (I'd recommend against turning the heat off, just turn it down some but leave it on.)
 
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