Winterize Your Vacation Home at the Lake of The Ozarks
So many people have a second home here at the Lake of the
Ozarks that remains vacant during the winter months. So much can happen to a
house in the winter, especially here at the Lake because our weather changes so
quickly. In our previous blog we talked about winterizing lived in homes, but
winterizing a vacant home is a different process. Many people decide against winterizing
their home especially if the owner is trying to sell, because they don’t think
it is worth the few hundred dollars it would cost to have it professionally
winterized. Trust me it is worth every penny because if your pipes burst you
then have several thousand dollars to fix the plumbing plus the cost to fix
whatever interior parts of the homes were damaged by standing water. Here are
some budget friendly suggestions that you may be able to do yourself to
winterize your vacation home here at the Lake. Even though many people decide to
winterize their home themselves it is highly recommended to seek out a
professional for help.
Find the main water shut off valve and turn the water off,
if you have a well be sure to turn the breaker off that powers the pumping
system in the well. After the water is off you want to start draining all water
lines. Turn on all faucets in the home and let the water drain, and leave the
faucets on. Most of the time the pipes will drain on their own, but
occasionally there will be a few places where water collects in the pipes, so
to be safe blow air through the pipes with an air compressor. If you decide to
use and air compressor to blow air through the pipes be sure to seek
professional consultation, because if this is done wrong it can cause damage to
your plumbing system. If you decide to hire a professional make sure you verify
before you hire them that blowing out the supply lines is part of their
process. (Getz)
Drain Water in
Other Appliances!!
The hot water heater is where I would start. First be sure
the hot water heater is disconnected from its power source. Flip the breaker
off for electric ones and close the gas valve and turn temperature controls to
off on gas hot water heaters. Now you can begin draining the water. (Getz)
Hopefully there is a drain close by, or this could be a complicated process and
you may want to call a professional. While this is draining you can start
draining water softeners and water treatment systems. Next, you want to shut
off the water supply and drain if possible your other appliances such as
washer, dishwasher, refrigerator, and ice maker. Then you can add non toxic
antifreeze or RV antifreeze to the bottom of your washer and dishwasher, 1/3 to
a half gallon will suffice and be sure it is mixed correctly according to the
directions on the bottle. It is also wise to run a dry short cycle in your
dishwasher and washer so the antifreeze is circulated through the pump. Just be
sure when you de-winterize you run and empty cycle first to get rid of any old
antifreeze left in the appliances. (Thomas)
Drain Traps!!
Once all of the water is drained out of the supply lines
flush the toilets until they are empty. Then pour non-toxic antifreeze or RV
antifreeze into the bowl about a half gallon will do mixed according to the
directions on bottle, you can even buy premixed bottle as well. This creates a
barrier between the sewers or septic system so you don’t come home in the
spring to horrendous sewer gas smells in your home, which can also be turn off
to potential buyers. Then pour about a cup of the same antifreeze down all your
drains. When you are all done winterizing the water system in your house be
sure to post signs throughout your home in case any unexpected visitor swings
buy. A simple sign saying “Winterized, Please Do Not Use Plumbing” would be
perfect. I would be sure to put them on all of your toilets. (Thomas) Also I recommend
hiring a professional to come de-winterize the system in the spring, because if
done incorrectly you can severely damage your plumbing system.
Heating Systems!!
Many people will turn off the power to their home after the
water has been shut off and properly winterized in order to save money on
energy cost. I recommend after doing some research that homeowners keep their
heat on and set no lower than 50 degrees. (Rooney) Appliances were never made to withstand cold
temperatures or rapidly changing temperatures which happens here quite frequently
in the Ozarks. Second, a rapid temperature change from cold to warm can cause
condensation on the interior of the home, which can lead to mold. (Rooney) Save
yourself further hassle and set the thermostat around 50-55. If your home is on
the market you might want to go up to about 60 or above so your home shows
better to prospective buyers. A programmable thermostat may be a good
investment so you can program for the day temperature and overnight
temperature. Be sure and change the filter before you leave for the winter and
you should be great!! Don’t forget 30%
of real estate sales occur here at the Lake between October and March! Don’t
miss out because you want to save a few bucks and turn the electric off for the
winter, it could cost you more money in the long run!! However if you do
decide to turn off power during the winter, please be sure and call a licensed
professional to look at your HVAC system because systems operate differently
and its impossible for me to tell you how to properly winterize your specific
unit, and plumbers know plumbing but not HVAC systems.
Give the AC Some
TLC!
Since you are not going to be using your AC in the winter
take the time to winterize it, this keeps your unit in good condition and
increases the life of your AC unit. When winterizing an AC unit you want to
think about water. First, start by draining any hoses or tubes that may have
water in them, so they do not freeze and bust. While you are draining the tubes
vacuum up any water that may be collected in the drain pan beneath the unit.
Many people stop here, but if you want to prevent rust from forming on your
unit, put a plastic cover on your unit. This will keep the elements off your AC
and keep it running great for years to come which means more money in your
pocket!
Trim Your Trees!
We get a lot of freezing rain and snow here at the Lake of
the Ozarks, and we get to enjoy the beauty of nature in its entire splendor
thanks to the selection of beautiful trees in the Ozarks. However these same
trees turn hazardous when all the freezing rain and snow comes because the
branches cannot hold the additional weight of snow and ice and often times collapse
causing serious damage. Trim back your trees away from your home, and cut any
long weak limbs. Many people trim their trees themselves and save money, but
you can always bring in a professional.
Clean Out Your
Gutters!
Many people clean their gutters out during the summer
months, but don’t think about them too much once the rain stops and the leaves
start to fall. However, clogged gutters can cause serious damage to your home
in the winter that will eventually lead to an expensive repair. Have you ever
seen really large icicles hanging off of homes? While they are pretty to look
at, they are not good for house. When gutters are clogged it keeps the water
from draining off the home, which forms the large ice pieces. The harm to your
home happens when the snow begins to melt off your roof, and due to the large
pieces of ice in your gutters the water cannot drain properly creating pools of
water on and around the edges of your roof. Everyone knows sitting water can
cause serious damage. The water breaks down your roof and can lead to an
expensive repair later. Be proactive and enjoy the nice fall weather we have
been having here at the Lake and clean the gutters out after all of the leaves
have found their way to the ground.
I hope these winterizing tips will help you protect your
home against the cold this winter! These seven suggestions are just the main
steps in the winterizing process of vacant homes, please be sure to check out
the links below to find out more information about winterizing your home. I recommend
that everyone seek professional help before starting the winterizing and
de-winterizing process. Once again it is always wise to bring a professional in
to help with the winterizing process. The next blog is the final part in this
winterizing series and we will give you some suggestions on how to winterize
your boats and personal watercrafts, so when you want to get your water toys
out for the first time in the summer they are in perfect working order! Please
be sure to check out our next blog, and enjoy the Halloween here at the Lake.
Thanks for letting us be Your Partners at the Lake!
https://www.homeminders.com/Articles/HomemindersArticle/tabid/77/ArticleId/481/Default.aspx
http://www.thisoldhouse.com/toh/asktoh/question/0,,216641,00.html
http://jaygetzmissoula.com/winterize-your-home_292.html
https://www.homeminders.com/Articles/HomemindersArticle/tabid/77/ArticleId/481/Default.aspx
http://www.thisoldhouse.com/toh/asktoh/question/0,,216641,00.html
http://jaygetzmissoula.com/winterize-your-home_292.html
Comments
Post a Comment