Winter and Storm Preparation for a Home Nobody Is In

Weather does the most harm to an empty house when no one is there to see it start. A pipe splits in a cold snap and runs for weeks. A storm lifts a roof tile, and rain does the rest. Owners in cold regions worry about frost, owners in warm regions about storm season, and some about both.

This page gathers what named public bodies advise on freezing pipes, wind and storm preparation, flooding and what to check afterwards. Your local authority, insurer and qualified tradespeople set the rules and know your property.

Cold climates: protecting pipes from freezing

The American Red Cross explains the problem plainly. Water expands as it freezes, which puts great pressure on whatever contains it, and no matter how strong a pipe is, expanding water can break it. Pipes that freeze most often include outdoor hose taps, pool and sprinkler lines, supply pipes in unheated basements, crawl spaces, attics and garages, and pipes along poorly insulated exterior walls (American Red Cross: preventing and thawing frozen pipes).

Its advice for a home you leave in cold weather is short: leave the heat on, set to a temperature no lower than 55°F (about 13°C). The Met Office, the UK's national weather service, gives a similar message without a number: if you are going away, leave your heating on low (Met Office: frozen or burst pipes). Heating costs money, and the Red Cross frames it as a trade-off: a steady thermostat may raise the bill but can prevent a much more costly repair.

Before the cold arrives, the two organisations list these steps:

• Drain and store garden hoses, close the inside valves that feed outdoor taps and leave the outside taps open so remaining water can expand safely (Red Cross).
• Drain swimming pool and sprinkler supply lines following the manufacturer's or installer's directions, and do not put antifreeze in them unless directed (Red Cross). See pool care basics.
• Add insulation in attics, basements and crawl spaces, and insulate pipes in unheated areas. The Red Cross also mentions pipe sleeves and UL-listed heat tape.
• Insulate pipes in lofts and other cold areas, have the boiler serviced, and know where the internal stop tap is and check it works every six months (Met Office).
• Get someone to check inside the house now and then (Met Office).

Some owners drain the whole system and leave the heating off. The two sources we read give no full-house draining instructions, and the job involves water heaters, boilers and appliances, so a plumber or manufacturer instructions should guide it. Dampness after a thaw is its own problem, covered in damp, mould and humidity in empty homes.

If a pipe freezes or bursts

The Met Office says to turn off the internal stop tap immediately if you think a pipe is frozen, then open the taps to drain the system and turn them off again when the water stops. It advises thawing slowly with hot water bottles or towels soaked in hot water and never using a naked flame or blowtorch. The Red Cross likewise says not to use a blowtorch or other open flame.

For a burst pipe, the Met Office says to turn off the water supply at the stop tap and switch off the boiler, soak up escaping water, and call an approved plumber. If water has leaked near electrics, it says not to touch them and to switch them off at the fuse box. The Red Cross says to call a licensed plumber if you cannot thaw the pipe.

All of that assumes someone is there. In an empty house the question is how quickly you find out, which utilities and bills for absent owners touches on.

Warm climates: storm and wind preparation

Ready.gov, the US preparedness site, lists the Atlantic hurricane season as June 1 to November 30 and the Eastern Pacific season as May 15 to November 30. It says hurricanes can cause major damage from storm surge, wind and flooding, and that rain, wind and even tornadoes can reach far inland (Ready.gov: hurricanes).

Ready.gov's list of home strengthening steps is brief: clear drains and gutters, bring in outside furniture and consider hurricane shutters. The US National Weather Service goes a step further. It says to cover all windows, that permanent storm shutters offer the best protection, and that a second option is to board up windows with 5/8 inch exterior grade or marine plywood, built to fit and ready to install. It also says to buy supplies before the season rather than in the pre-storm rush (National Weather Service: actions to take when a tropical storm or hurricane threatens).

The challenge for an absent owner is timing. Shutters and plywood only protect a house if someone fits them in time, and a storm can appear within days. Many owners therefore prepare before the season by testing shutters, fixing loose fittings, clearing gutters and agreeing who does what when a warning is issued. The agencies above tell people to follow local officials and leave immediately if ordered.

Should you shut off water and power when a storm is forecast? The sources we read describe turning off electricity at the main breaker after a flood or storm if it is safe, and closing the stop tap when a pipe has failed. They give no general rule for pre-storm shut-offs at a home you cannot reach, which is a decision for your installer, utility or local emergency guidance.

Flooding basics

Ready.gov calls floods the most common disaster in the United States. They can follow rain, snow, coastal storms or overflowing water systems, develop slowly or quickly, and flash floods can arrive without warning (Ready.gov: floods).

Its preparation list includes checking official flood maps, moving valuables to higher levels, decluttering drains and gutters, installing check valves and considering a battery sump pump. It also says that US homeowner's insurance policies do not cover flooding, which is specific to US rules, so ask your own insurer what applies where you are.

During a flood the guidance is about people: evacuate if told to, and do not walk, swim or drive through flood water, because just six inches of moving water can knock you down. A remote owner cannot manage any of this, so the practical step is knowing the flood risk beforehand.

What to check after a storm

Ready.gov's advice for people returning home after a hurricane or flood applies equally to an owner arriving at a closed house.

1. Wait for local officials to say it is safe to return, and pay attention to their instructions.
2. Do not touch electrical equipment if it is wet or if you are standing in water. If it is safe to do so, turn off the electricity at the main breaker or fuse box to prevent shock.
3. Photograph any damage and contact your insurer.

Ready.gov also says people with asthma, other lung conditions or immune suppression should not enter buildings with visible or smellable mould. Storm water often means mould later, which is why the page on damp, mould and humidity covers the 24 to 48 hour drying window. Add storm checks to your arrival and departure checklists; the broader routine is in looking after a home you are not living in.

Honest limits

This is general guidance from American and British bodies. It does not describe your region's storm codes, water authority rules or building regulations. Local authorities decide evacuation orders and building requirements. Insurers may set their own conditions for unoccupied properties, so read the policy and ask the insurer directly. For plumbing, electrical and structural work, use someone qualified.

The short version

In cold weather, public bodies favour keeping some heat on, insulating exposed pipes, knowing where the stop tap is and having someone look in. Before storm season, they favour shutters, clear gutters and loose items brought in. After a storm, safety comes before inspection. The details depend on your country, your insurer and a local professional.