Check List for Winterizing Plumbing in a Foreclosed Home

Winterizing plumbing helps prevent leaks in vacant property.

Foreclosed properties often sit vacant for prolonged periods. The longer a house sits, the more money it costs to maintain, heat and cool it, without return on investment, cutting into the seller net proceeds. The bank-owner understands that leaving utilities on in a property means less profit and increased loss ratios, even with a pending sale. In light of this bottom-line mentality, banks require winterization of foreclosed properties. Winterizing plumbing in a foreclosed home requires an in-depth checklist.

Purge the Water

First, and most importantly, a plumber must purge all water from the home. To do this, turn on the water and allow it to drain for several minutes. After this, the water heater must be drained totally dry and the pilot light extinguished (for a gas water heater). Once this is complete, all access points and valves must be shut off. It's necessary to turn off water from all access points in toilets, sinks and all plumbing valves. Finally, the utility company must turn off the water main, usually from street level.

Temperature Considerations

In areas with severe freezing weather, it might be necessary to cover or insulate pipes and tape them shut with duct tape near the drainage areas. If any water stays trapped in a pipe during the purging process, that water can freeze and expand, causing a leak, resulting in considerable damage to the home. In some cases, it might be cost-effective for bank-owners to leave the heat on at a low level to prevent frozen pipes. Even in areas with more tepid weather, it might be necessary to take special precautions with pipes or water softeners when they reside in under-insulated areas like the garage or attic. This type of work is best suited for a professional plumber.

Stickers and Notices

No matter who is winterizing the property, indicators regarding the winterization of the home must be visible at several interior and exterior points of the dwelling. Outside, on the front door or window, a notice must be posted that the property has been winterized. In addition, inside the home, the toilets must be taped shut at the lid, a sticker placed on the hot water heater and hot water heater breaker box, all faucets tapped down and notices posted.

Antifreeze

A final step required in home winterization is pouring nontoxic antifreeze directly into dishwashers, down drains and in the toilet tank. The antifreeze helps to prevent any water trapped in the pipes from freezing and expanding. Nontoxic antifreeze presents less danger to humans and animals than the toxic variety when the water is turned back on during dewinterization of a home.

References

• Inspectapedia: Winterizing Guide
• 1st Step Home Inspection Services: REO and Bank Owned Properties
• US Inspect: What Is Winterization?