Winterization: Protecting Your Home Against Freeze Damage

burst plumbing supply pipe from freeze damage and lack of winterization

With mild winters we typically experience here in the midwest, many people don't give great attention to possible freeze related damages which can occur to a property during cold winter months. Our frost depth for placement of footings and burying water lines etc., against potential freezing is only 18". That is also the reason we do not usually see many basements in Oklahoma, with exception of the need for a storm shelter in the event of a tornado. There is no need to excavate to a significant depth for installation of a homes foundation to justify the added expense of installation of a basement or the added concrete in the support walls.

With all of that said, however, homes, particularly those left vacant with no utilities during the winter can sustain damage from freezing, but particularly from moisture if supply and drainage pipes are not properly winterized. It is best to leave the utilities on, but with the thermostat temperature set at approximately 55 degrees. The added monthly utility bill is nothing when compared to the cost of repairs for damage from frozen pipes.

State Farm® insurance has estimated the AVERAGE moisture damage claim from frozen/burst pipes at $15,000!

If you choose to winterize, it is best to leave the process to a professional who understands the intricacies of the process of winterization. Your contractor should include in the winterization procedure removal of moisture from the supply and waste lines using some type of forced air evacuation, including the water in the hot water tank and exterior hose spigots. Additionally, RV or environmentally safe anti freeze should be installed at each of the drains including toilets, tubs, sinks, floor drains, laundry, and dishwasher. Posting of signage indicating the home has been winterized is also important so that others accessing the property, as in a home listed for sale, do not inadvertantly circumvent the winterization by using toilets etc, or by turning on water at the service main.

Even with the home being winterized, I would recommend checking on the property at least once a week, particularly during periods of extended cold weather, as other freeze related concerns other than plumbing may present themselves.

If we can help you with your winterization/inspection services, or if you have any additional Home Inspection related questions, please contact our offices at 918/293-9600.