Quick answer
To winterize a vacation home, either keep the heat on at a safe minimum, commonly 55 degrees, or shut off the water and drain the system completely. Disconnect hoses, drain outdoor lines, insulate exposed pipes, set the water heater per its manual, and arrange regular checks. Use only proper potable-safe antifreeze, and only in the right places.
Why seasonal homes are at higher risk
In an occupied home, a frozen or leaking pipe tends to be noticed quickly. In a vacation home or cabin, a burst pipe can run until someone visits. That is why the plan matters more than the weather forecast.
Cold snaps do reach the region. The Everett Herald reported in January 2024 on a record cold snap in Snohomish County that caused pipes to freeze and burst at several schools. Pipes in unheated areas such as crawl spaces, attics, garages, and exterior walls are the usual weak points.
There are two basic approaches. One is to keep the building warm enough to protect the pipes. The other is to shut off and drain the system so no water is left to freeze. Choose one based on how reliable your heat and checks are.
Option 1: Keep the heat on
This works best if you have reliable power and heating, and someone who can check the property. The most commonly cited setpoint is 55 degrees Fahrenheit. NC State Extension says to keep heat on and set it no lower than 55 degrees. Oatey, a plumbing products manufacturer, also recommends keeping the heat at 55 degrees or higher.
Not every source agrees. An Oklahoma State University extension article says the thermostat can go down to about 50 degrees when you are away and still keep pipes warm enough. Since pipes in outside walls and crawl spaces can be colder than the room, 55 degrees gives a margin, and the lower number leaves less.
Heat only protects pipes while it is running. A power outage, a failed furnace or a tripped breaker can defeat it. Pyper does not service HVAC or electrical systems, so have your heating system serviced by an HVAC contractor before winter. Consider a way to monitor temperature remotely.
Option 2: Shut off and drain the system
If the home will be unheated or checked rarely, draining is the safer choice. The City of Bellingham advises that if you will be away for the winter, you should ask your water utility to shut off service and drain your system.
Oatey describes the general sequence. Shut off the main water valve where the supply enters the home. Then open all faucets to drain the lines. In a multilevel home, drain from the lowest level. Flush the toilets to empty the tanks. Oatey then adds environmentally safe antifreeze to the toilet bowls and tanks, and to every drain trap, to keep seals from drying out and trap water from freezing.
- Find and test the main shutoff before you need it.
- Close the main valve, then open every faucet, including showers and tubs, hot and cold.
- Flush each toilet to empty the tank.
- Drain outdoor lines and irrigation (see below).
- Treat toilets and traps with the right antifreeze (see below).
Water heater
Follow the manufacturer's instructions for your model, because the right steps differ for gas and electric units. Oatey advises setting the water heater to its lowest setting, or using vacation mode if it has one.
Rheem, a water heater manufacturer, gives gas heater guidance by trip length: a lowered setting or vacation mode for short trips, pilot mode for a week or two, and a full shutdown for long absences, which means setting the gas valve to off. Rheem's page does not address freezing or electric models, so it does not answer the cold-weather question by itself.
If you drain the plumbing, the water heater needs its own plan. Follow the owner's manual or call a plumber. Pyper can help with water heater service at a seasonal property.
Outdoor spigots and irrigation
Disconnect garden hoses so trapped water cannot freeze and expand. Oatey says to shut off the supply valves to outdoor lines and then open the outdoor taps to drain them. Cover exposed faucets with insulated covers and seal gaps around them.
The City of Bellingham also recommends disconnecting and draining hoses and in-ground irrigation. If a shutoff valve for an outdoor line is inside the house, closing it and opening the outdoor tap is the usual approach.
Insulation and air sealing
Insulate exposed pipes with foam sleeves or wrap, starting with pipes on exterior walls and in crawl spaces, attics and garages. NC State Extension also suggests sealing air leaks, and closing foundation vents during long periods below freezing, then reopening them when it warms.
UL-approved heat tape or cables can protect short high-risk runs when installed per the manufacturer's directions. They are not a substitute for draining or heating.
If you leave the heat on, open cabinet doors under kitchen and bathroom sinks so warm air reaches the pipes, as Oatey and NC State Extension both suggest. Keep the garage door closed if supply lines run through it.
Antifreeze: use the right product, in the right places
Antifreeze is sometimes added to traps, and in some systems to the lines themselves. Never use automotive antifreeze in any plumbing connected to drinking water. Camping World, an RV retailer, states that automotive antifreeze is ethylene glycol, is toxic, and must never be used in RV plumbing.
For potable systems, the same source recommends ethanol-free propylene glycol products made for the purpose, and says to read the label because some products are blends that are not considered safe for potable water. Use the product only as directed, keep it away from children and pets, and flush the system fully before use in spring.
RV guidance is not the same as a house plumbing code, and a house's water heater, backflow devices and well or municipal connections have their own requirements. Do not push antifreeze through a house system on your own without guidance. A plumber can advise on whether it is appropriate for your home.
Arrange checks and know your shutoff
NC State Extension says to have someone check on the house daily if you are away, and the Oklahoma State article says to shut off the supply immediately if you find a frozen pipe. A daily check is not always possible at a cabin, so decide what check frequency matches your plan. A home with the heat on needs more frequent visits than a drained home.
Give the person checking the property a short written plan: where the main shutoff is, what the thermostat should read, and who to call. Consider asking them to look for wet floors, ceiling stains and the sound of running water.
Know your shutoff location and test it each fall.
If a pipe freezes or bursts
Shut off the water first, and if a pipe has burst, turn off the water heater as well, per the City of Bellingham. NC State Extension notes that thawing a pipe yourself is not recommended, but if you do, avoid open flames and torches, keep electrical appliances away from water, and work from the open faucet toward the frozen section.
Bellingham advises wrapping the pipe in a warm towel or using a hair dryer on low. Do not use a torch or open flame. If you cannot find or thaw the frozen section, call a plumber.
When to call Pyper Plumbing
Call Pyper if you have found a frozen or burst pipe, water damage at a seasonal property, or a water heater that needs service. We handle frozen pipe repair, leak detection, water heaters, faucets and fixtures, and repiping across Snohomish, Skagit, Whatcom and Island counties.
If you are preparing a property and want an expert to review exposed runs before winter, that is a reasonable time to call. We do not handle HVAC, electrical or well pump work, so heating failures and well systems need their own specialists.
Common questions
What temperature should I leave the heat at in a vacation home?
NC State Extension and Oatey both cite 55 degrees Fahrenheit as a minimum. An Oklahoma State extension article says about 50 degrees can work. A higher setting gives more margin, especially for pipes on outside walls.
Is it better to drain the pipes or leave the heat on?
Draining is safer if the home will be unheated or rarely checked. Keeping heat on works if heating is reliable and someone checks the property regularly.
Can I put antifreeze in my house plumbing?
Only products made for potable systems, never automotive antifreeze, and only with proper guidance. Ask a plumber before adding any antifreeze to a house's drinking-water lines.
Should I turn off my water heater when I leave?
Follow the manufacturer's instructions for your model. Rheem describes vacation, pilot and full shutdown modes for gas units depending on trip length.
Sources
Facts in this guide come from the following references. Local rules and manufacturer instructions can differ, so follow your utility and your equipment manual.
- HeraldNet (The Herald, Everett): How to stop your pipes from freezing
- City of Bellingham: Winter weather tips
- NC State Extension Healthy Homes: Preventing Frozen Pipes
- Oklahoma State University: Frozen pipes (Gedon)
- Oatey: How to winterize to prevent frozen pipes
- Rheem: Should you turn off your gas water heater on vacation
- Camping World Blog: Everything you need to know about RV antifreeze
This guide is general information, not a substitute for an on-site inspection. If you smell natural gas, leave the building and call 911 or your gas utility. Pyper does not perform gas line work.
