How to Winterize a Home: A Guide for Property Preservation Contractors

Winterizing foreclosed or REO (Real Estate Owned) properties is a critical task for property preservation contractors. Ensuring a vacant home is protected from the harsh elements not only preserves its value but also prevents costly damage, such as burst pipes or roof leaks. Here’s a comprehensive guide to winterizing homes for property preservation, including essential supplies and steps.

Why Winterization is Important

Foreclosed and REO properties often sit vacant for extended periods, making them vulnerable to freezing temperatures, water damage, and general deterioration. Proper winterization prevents issues like:

• Burst pipes from freezing water.
• Mold growth due to unchecked leaks.
• Pests entering through unsecured openings.
• Foundation damage caused by water infiltration.

Steps to Winterize a Home

1. Shut Off the Water Supply
The first step in winterizing a property is shutting off the main water supply. This minimizes the risk of water freezing in the pipes.

• Tip: Locate and tag the main water valve for future reference.

2. Drain the Plumbing System
Once the water supply is off, drain the entire plumbing system, including:

• Faucets
• Toilets
• Water heaters
• Appliances like dishwashers and washing machines

Use an air compressor to blow out any remaining water in the lines.

3. Add Non-Toxic Antifreeze
Pour non-toxic antifreeze into all drains, toilets, and traps to prevent any residual water from freezing. Antifreeze is essential in cold climates and protects the plumbing from extreme temperatures.

• Products to Use: RV or propylene glycol antifreeze (safe for plumbing systems).

4. Use Winterized Tape and Stickers
Marking winterized items is a crucial step in the process. Use winterized tape and stickers to clearly label areas and systems that have been properly winterized.

• Where to Use Winterized Tape and Stickers:
• Toilets: Place a sticker on the lid to indicate that the system has been drained and antifreeze added.
• Faucets: Wrap winterized tape around the spouts and label them.
• Main Water Shutoff Valve: Add a sticker to indicate that the water has been turned off.
• Appliances: Place stickers on water-dependent appliances, like washing machines and dishwashers, to show they’ve been drained and winterized.

This labeling helps avoid unnecessary inspections, prevents accidental reactivation of systems, and serves as proof for the client that winterization was completed.

5. Secure the Property
Ensure that windows, doors, and vents are properly sealed to keep out cold air, pests, and moisture.

• Install weatherstripping around doors and windows.
• Patch any roof leaks or broken windows.
• Board up properties where necessary.

6. Adjust Heating Systems
If the property has an operational heating system, set the thermostat to a low setting (around 55°F) to prevent freezing. If no heating is available, ensure the property is fully drained and insulated.

• Tip: Check the furnace or boiler for proper operation and schedule maintenance if needed.

7. Inspect and Insulate
Inspect the attic, basement, and crawl spaces for insulation issues. Add insulation where needed to prevent heat loss. This step is especially important for homes in colder regions.

• Supplies Needed:
• Pipe insulation sleeves
• Foam boards
• Weatherproof tape

8. Label and Document Everything
Create a detailed winterization report for your client or lender. Include photographs, notes, and a checklist of completed tasks. Proper documentation is essential for ensuring compliance and proof of service.

Essential Winterization Supplies

As a property preservation contractor, having the right tools and materials is key. Here’s a list of commonly used items:

• Plumbing Supplies:
• Non-toxic antifreeze
• Air compressor (to blow out water lines)
• Pipe insulation
• Sealing Materials:
• Weatherstripping
• Caulking guns and caulk
• Plastic sheeting and tape
• General Tools:
• Screwdrivers, drills, and hammers
• Roof patching kits
• Ladder for inspecting higher areas
• Safety Gear:
• Gloves and goggles
• Masks for working in areas with potential mold or debris
• Inspection Tools:
• Moisture meter
• Thermometer for HVAC testing
• Camera for documenting work

Best Practices for Winterization

• Follow HUD Guidelines: If working on federally-insured properties, ensure compliance with the Department of Housing and Urban Development (HUD) regulations for winterization.
• Regular Inspections: Revisit properties periodically during the winter to ensure systems remain functional and no damage has occurred.
• Be Thorough: Even small oversights, like leaving water in a hose or trap, can lead to significant damage.

Winterizing homes is an essential part of property preservation, especially for bank-owned or foreclosure properties. By following these steps and using the right materials, contractors can protect vacant properties from winter’s harsh effects, ensuring they remain secure, dry, and ready for future occupants or sale.