Winterize a vacant property, or heat it 45* through winter?

We're trying to figure out what to do with our "vacation" home that still hasn't sold a year after we moved out state. Winter is coming, last year I set the thermostat to ~45* and kept it heated. What all is involved with winterizing a house properly, and is that better than keeping it "alive" and warmish? I figure it'll cost me ~$1000 in oil to keep it heated up..

What do you guys think?

What state is the 1st major question

Can you rent it?

my experience with a vacation home is we always winterize it. Drain all the water lines. Drain the toilets and put in RV antifreeze. This place is made to do this with drain lines in the plumbing and we built a "warm room" in the basement where the water comes in the house. Even with the design one winter on the the pipes wasn't properly drained and broke. My grandparents kept their place at 55 while away for winter and also had a pipe burst one winter. So there is potential for problems either way.

I would winterize it. My family has always done that for a lake cottage. I haven't been in charge of the winterizing ever so I forget the specifics, but turn off the water, drain the pipes and hoses, pour antifreeze in the toilet bowl. I think that is the gist of it. Draining the water from the pipes is a bit involved though.

I always winterize mine. You may pop a pipe or two figuring out how to make sure the pipes are completely empty, but it still costs less than $1000 to fix a burst pipe and after a winter or two you get very good at doing it right.

The house is in PA and I now live in CT. I'm really hoping to not have to do it at all this winter :)

We don't want to rent it because of all the horror stories of long distance renting, and if we are able to sell it, it would be nice not to have to evict someone :)

I know where the lowest point drain is in the house on the incoming line, so I guess draining it wouldn't be too bad...

If your thermostat is 45°F in the middle of the house, then the extremities will be a lot closer to being at freezing. I had a pipe pop in my house when it was in the 70°s and the exterior was -15°F without the wind chill.

Most rental agreements say the tenant will keep the t-stat above 60°F or so to protect the owners investment. I wouldn't go below that.

Or you could get some electric pipe tape.

Winterize it. What if the heat goes out?

If you don't winterize it, at least turn the water off. Actually, when you're not there, always turn the water off. The tiniest leak becomes a huge problem when there is no one to notice it for a month. My dad had a leaky toilet cause $20k in damage in three weeks. Out of control water is bad.

winterize

dculberson wrote: Winterize it. What if the heat goes out?

This.

I'd still consider renting it out if you can find a reputable property management company to handle the house and tenants. You really, really don't want to do this yourself, but like cars that sit, unoccupied houses tend to deteriorate much more than an occupied one.

Burn it down, collect the insurance?

Antifreeze? In the plumbing?

I'm guessing there is a suitable, non-automotive version?

BoxheadTim wrote: This. I'd still consider renting it out if you can find a reputable property management company to handle the house and tenants. You really, really don't want to do this yourself, but like cars that sit, unoccupied houses tend to deteriorate much more than an occupied one.

We are considering it, I've got to get clearance from my mortage company, though.. They seemed reluctant to do it because it's supposed to be my "primary residence." When I pointed out I haven't lived there in a year, they said, "well, send in a letter and we'll send it through that department."

Plus, I have no idea what rental management companies charge, but I'm assuming it's quite a bit a month. I'm fairly certain we couldn't rent it for the mortgage note, so we'd be looking at a monthly loss of [mortgage - rental income] + [management company fee] instead of just [mortgage], so I'm not sure that the couple-o-hundred dollars we'd actually "not lose" is worth it.

And thanks for all the advice on winterizing, I guess I'll be doing that next time I'm in.