Winterization is one of the most important—and highest-liability—services in property preservation. A properly winterized home is protected from frozen pipes and water damage. An improperly winterized home can suffer tens of thousands of dollars in damage.
This step-by-step checklist ensures you winterize properties correctly every time while meeting documentation requirements.
What is Property Preservation Winterization?
Winterization is the process of preparing a vacant property's plumbing system for cold weather by:
- Shutting off water supply
- Draining all water from pipes, fixtures, and appliances
- Adding antifreeze to drain traps
- Ensuring the property can withstand freezing temperatures without pipe damage
This service is typically performed on vacant REO properties, foreclosures, and seasonal homes.
When Winterization is Required
| Region | Typical Winterization Period |
|---|---|
| Northern States (MI, MN, WI, etc.) | October 1 - April 15 |
| Mid-Atlantic (PA, OH, NY, etc.) | November 1 - March 31 |
| Southern States (TX, FL, etc.) | As needed (freeze warnings) |
Most nationals have specific date ranges for mandatory winterization. Check your client's guidelines.
Required Tools and Materials
Tools:
- Adjustable wrench set
- Channel-lock pliers
- Screwdrivers (flat and Phillips)
- Bucket (5-gallon)
- Shop vacuum (wet/dry)
- Garden hose
- Air compressor (optional but recommended)
- Flashlight
- Camera for documentation
Materials:
- Non-toxic RV antifreeze (NOT automotive antifreeze)
- Winterization stickers/labels
- Teflon tape
- Paper towels/rags
- Work gloves
Important: Always use PINK non-toxic RV antifreeze. Automotive antifreeze is toxic and creates environmental and liability issues.
Complete Winterization Checklist
Phase 1: Water Supply Shut-Off
□ Locate main water shut-off valve
- Usually in basement, crawl space, or utility area
- May be at street if interior valve is missing
□ Turn off main water supply
- Turn valve clockwise until fully closed
- Photo the closed valve
□ Locate and shut off water heater
- Turn off gas supply (gas heaters) OR
- Turn off electrical breaker (electric heaters)
- Photo the shut-off position
Phase 2: Draining the System
□ Open all faucets
- Start at highest floor, work down
- Open both hot and cold on each fixture
- Leave faucets open throughout process
□ Flush all toilets
- Hold handle until tank empties completely
- Use sponge or shop vac to remove remaining water
□ Drain water heater
- Attach hose to drain valve at bottom
- Route hose to floor drain or exterior
- Open drain valve and pressure relief valve
- Allow complete drainage (15-30 minutes)
- Photo the drained unit
□ Drain washing machine connections
- Disconnect supply hoses
- Drain any water from hoses
- Run washer briefly to clear internal water (if present)
□ Drain dishwasher
- Remove standing water with shop vac
- Disconnect supply line and drain
□ Drain exterior hose bibs
- Open outdoor faucets
- Leave open or install frost-free caps
Phase 3: Clearing Drain Traps
□ Clear P-traps under sinks
- Place bucket under trap
- Remove trap or drain plug
- Allow water to drain
- Reinstall trap
□ Clear tub/shower drains
- Remove drain cover
- Use shop vac to remove standing water
Phase 4: Adding Antifreeze
□ Add antifreeze to all drain traps
- Kitchen sink: 1-2 cups
- Bathroom sinks: 1-2 cups each
- Tubs/showers: 2-3 cups each
- Floor drains: 2-3 cups each
- Utility sink: 1-2 cups
□ Add antifreeze to all toilets
- Pour 2-3 cups into bowl
- Pour 1 cup into tank
- Photo showing pink antifreeze in bowl
□ Add antifreeze to dishwasher
- Pour 1 cup into bottom of unit
□ Add antifreeze to washing machine
- Pour 1 cup into drum
- Run briefly on drain cycle if power available
Phase 5: Final Steps
□ Apply winterization stickers
- On water heater (date and contractor info)
- At main shut-off valve
- On toilet (if required)
□ Set thermostat
- If utilities on: Set to 55°F minimum
- If utilities off: Document
- Photo thermostat setting
□ Close all faucets
- Return to each fixture
- Close hot and cold handles
□ Final walkthrough
- Check for any missed fixtures
- Verify no water sounds/dripping
- Confirm all stickers placed
Photo Documentation Requirements
Most nationals require these specific photos:
| Photo Required | What to Show |
|---|---|
| Main shut-off valve | Valve in closed position |
| Water heater | Drained, sticker applied, gas/electric off |
| Each toilet | Pink antifreeze visible in bowl |
| Each sink | Antifreeze in drain (if visible) |
| Thermostat | Temperature setting visible |
| Winterization sticker | Date and company info legible |
| Exterior hose bibs | Open or capped |
All photos must include GPS coordinates and timestamps.
Special Situations
Properties with Radiant Heat
- Radiant floor or baseboard systems require special attention
- May need to drain boiler and all zones
- Consider using air compressor to clear lines
- Often requires higher bid due to complexity
Properties with Sprinkler Systems
- Underground sprinklers need blowout with compressor
- Backflow preventers must be drained
- Above-ground components may need antifreeze
Properties with Pools/Hot Tubs
- Drain pump and filter system
- Add antifreeze to skimmer lines
- May require pool winterization cover
- Often bid separately from standard winterization
Properties with Wells
- Turn off well pump at breaker
- Drain pressure tank
- Drain water softener if present
- Document well components
Common Winterization Mistakes
- Forgetting a fixture - Use a checklist for every property. One missed trap can freeze and crack.
- Wrong antifreeze - Automotive antifreeze is toxic. Always use pink RV antifreeze.
- Insufficient antifreeze - Better to use more than not enough. A few extra dollars of antifreeze prevents thousands in damage.
- Not draining water heater - Even a few gallons left can freeze and crack the tank.
- Skipping photo documentation - If you can't prove you did it, you didn't do it. Photos protect you from liability.
- Not checking the thermostat - Even if pipes are drained, some components can still be damaged. 55°F minimum if utilities are on.
Re-Winterization
Sometimes you'll need to re-winterize a property:
- After a break-in where water was turned on
- After vandalism
- After failed inspection showing water in system
- After another contractor's incomplete work
Re-winterization requires the same complete process. Document the condition found (before photos) and complete work (after photos).
Pricing Winterization Work
| Property Type | Typical Rate |
|---|---|
| Standard (1-2 bathroom) | $125 - $200 |
| Large (3+ bathroom) | $175 - $325 |
| With radiant heat | $250 - $400+ |
| Re-winterization | $75 - $150 |
Remember: Winterization isn't just about completing the task—it's about protecting the property and protecting yourself through proper documentation.