Every winter, some homes in the Somerset Hills sit empty. A seller has already moved to a new house. An executor is handling a parent's estate. A family is spending the cold months somewhere warmer. An empty house can stay in fine shape through January and February, but it needs a plan, because no one is there to notice a cold room, a dripping pipe, or a furnace that quietly stopped running.
Our late-fall checklist from November 1 covered the basics for occupied homes. This guide focuses on what is different when nobody lives there.
Start With Your Insurance Agent
Before anything else, call your insurance agent. Many homeowners policies treat a vacant or unoccupied home differently, and some have specific conditions about how long a home can sit empty or what steps you must take, such as keeping the heat on. Ask what your policy requires, whether you need a different policy or endorsement, and put any requirements in writing on your own checklist.
Keep the Heat On
It may be tempting to turn the thermostat way down to save money. Resist the urge. The American Red Cross advises that if you will be away during cold weather, you should leave the heat on, set no lower than 55°F. In a large or older home, rooms on exterior walls, finished basements, and spaces over garages can be colder than the thermostat suggests, so consider keeping cabinet doors under sinks open to let warm air reach the pipes.
- Have the heating system serviced before you leave it unattended.
- Arrange automatic fuel delivery if the home heats with oil or propane, so the tank doesn't run dry.
- Consider a smart thermostat or temperature sensor that alerts your phone if the temperature drops.
Decide What to Do About Water
There are two common approaches, and the right one depends on the house:
- Keep the water on with the heat on, plus regular checks and, ideally, water leak sensors. This is often the choice for a home that is actively being shown, since buyers and inspectors will want working plumbing.
- Have a licensed plumber winterize the plumbing, which typically means shutting off the water and draining the lines. This can make sense for a home that will be empty for a long stretch, but it is a job for a professional, especially with well systems, boilers, or radiant heat.
Either way, follow the Red Cross guidance on outdoor lines: drain hoses and sprinkler supply lines, close the inside valves to outdoor spigots, and leave the outside spigots open to drain.
Visit Regularly, and Keep a Log
Ask a trusted neighbor, friend, or property manager to check on the house on a regular schedule and after every storm. A good visit includes checking the thermostat, looking under sinks and in the basement for water, confirming the sump pump runs, making sure doors and windows are locked, and collecting any mail or packages. A simple dated log is useful for you, your insurer, and, later, buyers.
Plan for Snow and Safety
An unplowed driveway is a clear sign that no one is home. Line up plowing and walkway clearing in advance, and put a few interior lights on timers. If the house is listed, clear paths are essential for showings and for safety.
Keep a Listed Home Ready to Show
If the home is for sale, coordinate with your agent so that heat, lights, and water are on before showings, and that the house is checked after each visit. A warm, well-lit house shows far better than a cold, dim one, and it reassures buyers that the property has been cared for.
The Takeaway
A vacant home in winter needs heat, a water plan, regular eyes on it, and a word with your insurance agent. A little preparation now can prevent a very expensive surprise in February.
Managing an empty house this winter, or preparing an estate home for sale? Call Fahey Realtors at 908.204.0600 or stop by 61 Claremont Road in Bernardsville, NJ 07924. We are glad to help you plan.
