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What Is the Best Way to Prepare Plumbing for a Vacant Home?

Last updated October 31, 2026

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The short answer

Shut off the Main Water Supply

Locate your home's main water shutoff valve and turn it to the off position. This is the single most important step to prevent water from entering your plumbing system while you are away. After shutting off the water, open faucets at the highest and lowest points in the home to drain the lines.

Draining the pipes removes standing water that could freeze and expand, causing a burst pipe. Start with the highest faucet, like one on a second floor, and work your way down to an outdoor hose bib or a utility sink. Let the water run until it stops flowing. This simple action significantly reduces the risk of a major leak developing in your absence.

Drain and Protect Appliances

Water-using appliances hold water that can stagnate or freeze. Turn off and drain your water heater according to the manufacturer's instructions to prevent sediment buildup and pressure issues. For your washing machine, disconnect the hoses and run a drain cycle to clear water from the pump. Consider leaving the washer door or lid open to prevent mold growth.

Refrigerators with ice makers and water dispensers also have water lines. Turn off the ice maker and shut the valve on the water supply line if accessible. You can run the dispenser to clear the line. For dishwashers, running a final cycle before you leave ensures the internal lines are empty. Taking these steps protects your appliances from water damage.

  • Drain the water heater completely.
  • Run a drain cycle on the washing machine and disconnect hoses.
  • Turn off and clear ice maker and refrigerator water lines.
  • Run a final cycle on the dishwasher to empty its lines.
  • Leave appliance doors ajar to allow air circulation.
  • Consider turning off power to major appliances for added safety.

Address Toilets and Sink Drains

Toilet tanks and bowls hold water that can evaporate, leaving behind residue and damaging seals. Flush each toilet to remove as much water as possible from the bowl and tank. Use a sponge or towel to soak up the remaining water. Pouring a cup of plumbing antifreeze into the bowl and tank helps protect the trap seal from drying out.

Sink and tub drains have a P-trap that holds water to block sewer gases. If the home will be vacant for an extended period, this water can evaporate. To prevent dry traps, you can add plumbing antifreeze to each drain. This non-toxic, propylene glycol antifreeze is safe for plumbing and replaces the water seal without freezing or evaporating quickly.

Insulate Against Winter Cold

Even with the water off, residual moisture in pipes can freeze. Insulate any pipes in unheated areas like attics, crawl spaces, and garages using foam pipe insulation sleeves. Pay special attention to pipes near exterior walls. In a hot, dry climate, winter nights can still bring freezing temperatures, making insulation a sensible precaution.

For extra protection in areas prone to freezing, you can use heat tape on vulnerable pipes. Always follow the product's installation instructions carefully and ensure it is suitable for your type of piping. The primary defense is shutting off and draining the water, but insulation provides a valuable backup layer of protection against unexpected temperature drops.

What to Do If Damage Occurs

Despite your best efforts, a pipe may leak or burst. If you discover water damage upon your return, your first step is to stop the flow at the main shutoff valve if it's not already off. Then, remove as much standing water as you safely can using towels, a mop, or a wet-dry vacuum to limit secondary damage.

Water can quickly soak into drywall, flooring, and subflooring, leading to warping and mold. It is crucial to begin drying the area quickly. For significant water intrusion, contacting local water damage pros for an inspection is the next step. They have the equipment to thoroughly dry the structure and assess what materials may need repair or replacement.

  • Immediately shut off the main water supply.
  • Safely remove standing water with towels or a vacuum.
  • Move furniture and belongings out of the wet area.
  • Increase ventilation by opening windows if weather permits.
  • Contact your insurance company to report the damage.
  • Contact your insurance company to report the damage and ask about your next steps. Policies vary, and your insurer decides what is covered.

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Frequently asked questions

Should I leave the water heater pilot light on?

No, you should turn it off and drain the tank. An empty water heater under pressure with the burner on can overheat and be damaged. Draining it also prevents sediment from settling and corroding the tank bottom during a long vacancy.

How do I protect outdoor sprinkler systems?

You must winterize the irrigation system. Use compressed air to blow out all water from the pipes and sprinkler heads. This is a job often best handled by a landscaping professional to ensure it's done thoroughly and without damaging the system's components.

What if I can't shut off the main water supply?

If the main valve is inaccessible or broken, have a plumber repair or replace it before you leave. As a temporary, less secure measure, you can shut off individual fixture valves under sinks and toilets, but this does not protect the main supply lines in the walls.

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