Maintenance

Leaving Your Home Empty

The damage from a burst pipe is roughly proportional to how long it runs before anyone notices.

By The HomePilot Editorial Team 4 min read Washington State
Short answer

Before leaving a Washington home empty, maintain heat above freezing rather than turning it off, shut off the water main if practical, and arrange for someone to check the property. Vacant properties account for the worst freeze and leak damage because failures run undetected for days.

A burst pipe in an occupied house is a bad afternoon. The same burst in an empty house running for four days is a different category of problem.

Do not turn the heating off

The instinct is to save money while away. In Washington winters this is how vacant properties end up with catastrophic damage.

Set the thermostat lower, not off. Above freezing with a margin, since interior temperature is not uniform and the crawl space, garage and exterior wall cavities run considerably colder than the room the thermostat is in.

East of the Cascades this matters far more, because sustained cold means a house without heat cools further and stays there.

Shut off the water

The most effective single measure for longer absences. If no water is entering the house, a failed pipe cannot flood it.

For extended absences, shutting the main and draining the system is worth the effort. For a week away, shutting the main alone removes most of the risk.

Know where the main is and confirm it actually turns before you rely on it. Valves that have not been operated in years sometimes do not.

The appliance connections

Washing machine hoses fail suddenly and are a common source of vacant-house flooding. Turn off the supply valves behind the machine.

Same for the dishwasher supply if accessible. These are the connections most likely to fail without warning, and they are under constant pressure whether you are home or not.

Have someone check

The single most valuable arrangement. Someone who goes inside, not just past the front of the house.

They should look for water, confirm the heating is running, and check the property is secure. During a cold snap or a windstorm, that check should happen promptly rather than on schedule.

Give them the location of the water main and your contact details. Someone who finds a problem and cannot stop the water is of limited help.

Before winter absences specifically

Make sure outdoor plumbing is already winterized — hose bibs drained, irrigation blown out. Those tasks do not wait for your travel schedule.

Check the forecast before leaving. A cold snap arriving while you are away changes what precautions are worth taking.

Longer vacancies

For properties empty for extended periods — second homes, rentals between tenants, properties being sold — the calculation changes.

Draining the system properly is worth it. So is checking whether your insurance has conditions relating to unoccupied properties, since many policies do and they can affect cover after a defined period. Worth knowing before rather than after.

Consider a monitored temperature or water sensor. These are inexpensive relative to the damage they prevent and they alert you before someone happens to visit.

Summer absences

Less risky but not risk-free. Appliance connections still fail. Consider turning the water off anyway.

West of the Cascades, a house closed up through summer can develop humidity problems, particularly with an existing crawl space issue. Some airflow is worth arranging.

What actually matters

Heat on, water off, someone checking. Everything else on this list is refinement. Those three prevent most of what goes wrong.

Key takeaways

  • 01Set heating lower, never off — crawl spaces run far colder than the thermostat reads
  • 02Shutting the water main is the single most effective measure
  • 03Turn off washing machine supply valves; those hoses fail without warning
  • 04Arrange someone to go inside, not just drive past
  • 05Check whether your insurance has conditions on unoccupied periods
FAQ

Questions about this

Lower, but with a real margin above freezing. Interior temperature is not uniform — crawl spaces, garages and exterior wall cavities run considerably colder than the room your thermostat is in, and those are exactly where pipes freeze.

It is worth doing, and it removes most of the risk. If no water is entering the house, a failed pipe cannot flood it. Check the valve actually turns before you rely on it — mains valves that have not been operated in years sometimes do not.

Many policies have conditions relating to unoccupied properties, frequently after a defined period. It is worth checking before an extended absence rather than discovering the position after a claim.

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