My Niagara house will sit empty this winter. How do I get it ready?
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A frozen pipe can leak for days with nobody there, soaking floors, walls, the furnace and the water heater.
The City of Niagara Falls says don't go lower. Your policy may have its own number, so ask your broker.
- 01Disconnect the outdoor hose
- 02Close the indoor shut-off valve
- 03Open the outside tap to drain
- 04Cap unused lines properly
- 05Away for months? Ask a plumber about the main
- 06Set the water heater to vacation mode
Some furnaces have a safety switch under the front panel. After an inspection, make sure it's snug and the furnace is running.
- 01Say how long it'll sit empty
- 02Ask how often someone must go in
- 03Ask if you need extra coverage
- 01Shut the main valve, call a plumber
- 02Take photos, report it right away
- 03Wet control board? Tell the adjuster
The age of the house, how long it sits empty and who can check on it all matter. Tell Yifei and he'll help you plan.
Ask YifeiWhy water is the real danger
Niagara winters bring cold snaps below minus 10. In an occupied house, a pipe problem shows up the same day. In an empty one, water can run for days or weeks, into the basement, through the floors, into the furnace and water heater.
Yifei dealt with exactly this recently. At a vacant house in the Niagara area, the main water line in the basement cracked. Yifei sent the address, photos and lockbox code to a contractor, who agreed to send someone. With an empty house, how fast someone finds the problem and gets inside decides how big the bill is.
Before you leave
Water
- Outdoor taps: disconnect the hose, close the indoor shut-off valve, then open the tap outside to drain it. One owner wanted to cut off an unused outdoor line and plug it; the home inspector warned that a pipe cut at the wall and plugged with whatever's handy will rust, so use a proper cap.
- If you'll be away for months, ask a plumber whether to shut the main valve and drain the lines. Keep the heat on either way.
- Set the water heater to vacation mode.
- In older houses, check the pipes. One inspector told Yifei that some insurers are reluctant to cover homes with galvanized steel pipes or add conditions, so ask your broker.
Heat
- Don't set the thermostat too low. The City of Niagara Falls advises not setting the furnace below 12°C, even while you're away, and your policy may have its own requirement, so ask your insurance broker.
- Change the furnace filter and get the annual service done.
- A trap Yifei has seen: some furnaces have a safety switch under the front panel. If the panel isn't seated properly, often after a home inspection, the switch cuts out and the furnace stops. Before you leave, make sure the panel is snug and the furnace is running.
Insurance
- Call your broker, tell them how long the house will be empty, and ask how often someone needs to go in and whether you need extra coverage.
- Have whoever checks log each visit with a few photos.
Who checks on it
What to check on each visit:
- The house is warm and the furnace is running.
- No water on floors or in corners of the basement, kitchen and bathrooms.
- No stains on ceilings. One client's older house had sat empty a long time and the roof had leaked before; houses like that need eyes on both pipes and roof.
- Snow and mail. An unshovelled walk and an overflowing mailbox tell everyone the house is empty.
If something goes wrong
- Shut the main water valve, then call a plumber. If it's beyond a DIY fix, Yifei's advice is to hire a licensed, insured plumber and get one price that includes patching the walls.
- Take photos and report it to your insurer right away.
- If the control board on the water heater or furnace got wet, it can give trouble later. Yifei's advice: raise it with the adjuster as part of the claim, because if it fails later on its own, it may be hard to tie back to this claim. Your policy and adjuster have the final say.
Frequently asked questions
Can I turn the heat off in an empty house?
Not recommended. Pipes can freeze. The City of Niagara Falls advises keeping the furnace at 12°C or higher even while you're away, and many policies set conditions for vacant homes, so confirm the temperature with your broker.
How often does someone need to check the house?
Whatever your policy says. Requirements vary by insurer, so call before you go and plan around it.
Should I shut off the main water?
If you'll be gone for months, have a plumber assess it. Even with the water off, keep the heat on.
Want advice for your situation?
The age of the house, how long it'll be empty and who can check on it all change the plan. For your own situation, reach Yifei (RE/MAX) at efay.ai. For regular winter upkeep, see What winter home maintenance does a house in Toronto or Niagara actually need?
Sources:
- City of Niagara Falls, Frozen Water Lines: https://niagarafalls.ca/property-home-and-environment/water-and-sewer-services/frozen-water-lines/
- Region of Peel, Preventing frozen pipes: https://peelregion.ca/water/pipes-downspouts/preventing-water-related-issues/preventing-frozen-pipes
- City of Toronto, frozen pipes campaign: https://www.toronto.ca/news/city-of-toronto-frozen-pipes-public-education-campaign-encourages-residents-to-take-action-during-extreme-cold-temperatures/