How to Winterize a Rental Property

Winterizing a rental property involves protecting plumbing, heating systems, and outdoor areas like doors and windows, and other vulnerable areas before freezing weather arrives. 

Vacant properties may require shutting off and draining the water system, while occupied properties generally keep the heat and water system active.

Tenant-occupied units generally keep the water system active, with the thermostat maintained at 55°F or above and vulnerable pipes checked and protected. 

Breasy manages winterization work orders across rental portfolios each fall, with service scheduled according to the property’s needs and requested timeline.

Vacant Unit vs Tenant-Occupied Unit: Different Steps #

Vacant and tenant-occupied units require different winterization procedures. A vacant unit may require a full shutdown and drain, while an occupied unit generally keeps its water system active and protected.

Scenario	Water System	Thermostat	Winterization Approach
Vacant	May be fully drained and shut off at the main, depending on the property’s winterization requirements	55°F or above when heat remains on; if utilities are being shut off, the plumbing system should be properly winterized and drained	Breasy manages the work based on the property’s plumbing and heating systems
Tenant-occupied	Generally left active, with vulnerable pipes protected	Set to at least 55°F, with written instructions provided to the tenant where appropriate	Breasy handles scheduled winterization and maintenance work

Using the wrong winterization approach can leave plumbing vulnerable to freezing and increase the risk of water damage. 

Draining a system in an occupied unit may interfere with normal water use, while leaving the water supply active in an unmonitored vacant property can increase the amount of water available if a pipe freezes and fails.

Step-by-Step Guide to Winterizing a Vacant Rental #

1. Shut off the main water supply and confirm that the property’s shutoff valve is accessible before freezing weather arrives.
2. Open the property’s faucets and other appropriate drain points to remove water from the supply lines, including exterior hose bibs where applicable.
3. Shut off the water heater and follow the manufacturer’s procedure to drain or protect the unit before draining the plumbing system.
4. Where the plumbing system requires it, use compressed air according to the system manufacturer’s or plumber’s recommended pressure to remove remaining water from the lines.
5. Insulate exposed pipes in crawl spaces, garages, and attics, and use appropriately listed heat tape where additional freeze protection is needed.
6. Keep the thermostat at 55°F or above when heat remains on. If utilities will be shut off, follow the property’s full winterization procedure for draining and protecting the plumbing and heating systems.
7. Photograph key shutoff points and completed winterization work when the property record requires documentation.

Step-by-Step Guide to Winterizing a Tenant-Occupied Rental #

1. Provide written instructions for the required thermostat setting and document the responsibility in the lease or property management agreement where appropriate.
2. Insulate exposed pipes in unheated areas such as garages and crawl spaces, particularly where those pipes are vulnerable to freezing.
3. Weatherstrip doors and windows to reduce drafts and help maintain more consistent indoor temperatures.
4. Clear gutters and downspouts before winter so water can drain properly. In snow-prone climates, proper roof insulation and ventilation also help reduce the conditions that contribute to ice dams.
5. Check smoke and carbon monoxide detectors during the visit when this inspection is included in the property’s maintenance scope.

Tools and Materials Checklist #

Item	Purpose	Typical Cost
Pipe insulation/heat tape	Protects vulnerable exposed lines from freezing	Varies by product and length
Low-pressure air compressor	Removes residual water from plumbing lines when required	Varies by rental market and equipment
Weatherstripping	Seals door and window drafts	Varies by product and opening
Plumbing-safe RV antifreeze	Protects fixture traps from freezing in properly winterized vacant units	Varies by product and quantity
Programmable thermostat	Maintains the required temperature remotely	Varies by model and installation

What Drives Winterization Cost Across a Portfolio #

Winterization costs vary based on property size, exposed plumbing, occupancy, and the amount of work required. 

Property size and exterior faucet count can add labor as the number of exposed points increases. 

Vacant units may take longer per visit, while occupied units may require scheduling around the tenant.

Exposed plumbing in crawl spaces and unheated garages can add insulation work that a fully conditioned building does not require. 

Grouping multiple properties into the same service schedule may reduce travel and scheduling costs, depending on the portfolio’s location and the scope of work.

Common Mistakes That Lead to Burst Pipes #

• Draining the water heater without shutting off the appropriate energy supply can damage the equipment. Follow the manufacturer’s shutdown procedure before draining.
• Setting the thermostat below 55°F increases the risk that areas containing vulnerable plumbing will fall below freezing.
• Exterior faucets and hose bibs can freeze when they are not properly drained or protected, particularly during prolonged freezing temperatures.
• Waiting until freezing weather is imminent can make it harder to complete winterization before temperatures drop.

How Our Process Works #

Breasy manages winterization work before freezing weather arrives to help address these risks.

1. Property managers can submit a work order through the platform or by calling Breasy. The request then enters the scheduling process for the property’s market.
2. Breasy schedules the winterization work according to the requested timeline and property requirements.
3. On-site, Breasy completes the winterization work and documents the completed work.
4. Breasy sends the invoice after the work is confirmed complete, according to the property’s billing terms.

Freeze risk varies by market. Northern markets such as Denver face regular winter freezing conditions, while cities such as Dallas, Austin, San Antonio, Atlanta, Phoenix, and Tampa can also experience damaging freezes during significant cold snaps. 

Property managers should base winterization timing on local forecasts, property characteristics, and the vulnerability of exposed plumbing rather than assuming a market is too warm to freeze.

FAQs #

What temperature should a vacant rental be set to in winter?  #

A vacant rental should generally be kept at 55°F or above when the heat remains on. The exact winterization procedure depends on the property’s plumbing, heating system, utilities, and local conditions.

How much does it cost to winterize a rental property?  #

Cost depends on factors such as property size, faucet count, exposed pipe length, occupancy, and the amount of work required. Grouping properties into the same service schedule may affect the per-unit cost.

Who’s responsible for winterizing a rental?  #

Responsibility depends on state and local law, the lease, and the property’s maintenance arrangements. Landlords generally remain responsible for maintaining essential building systems, while leases may assign tenants specific responsibilities such as maintaining required thermostat settings.

What happens if pipes burst in a vacant rental unit?  #

A burst pipe in a vacant unit can release water for an extended period before anyone notices, increasing the risk of significant water damage.

Can I winterize one unit in a multi-unit building without affecting others?  #

Yes, when each unit has independently controlled plumbing. If multiple units share a riser or main supply, Breasy needs to account for the shared plumbing before shutting off or draining the system.