Winter checks for empty and vacation homes in Montana

This guide is part of our Montana Winter Property Guide. We should be clear about our role. We handle the outside of the property: snow removal, trees, sprinkler blowouts and cleanups. Plumbing, furnace, septic and insurance questions belong to a licensed plumber, heating contractor, septic professional or your insurance agent, and the guidance below is general information, not professional advice.

What temperature should you leave the heat at?

The American Red Cross says that if you will be going away during cold weather, leave the heat on, set no lower than 55 degrees Fahrenheit. It also says to keep the thermostat at the same temperature day and night during very cold weather, since suspending lower nighttime temperatures may cost more on the heating bill but can prevent a far more costly repair if pipes freeze and burst.

A thermostat setting only protects you if the heat keeps running. Winter storms can knock out heat, power and communication for hours or days, according to Ready.gov. So think about what happens during an outage when nobody is there. That is a good question for your heating contractor, along with the fuel level if the house runs on propane or oil. A smart thermostat or temperature alarm can alert you remotely, though that also depends on power and internet staying up.

Should you shut off the water to an empty house?

That is a decision for you and your plumber, and it depends on how the house is plumbed, how long it will be empty and whether anything inside relies on water. Whichever way you go, know where the main shutoff is, make sure whoever checks the house knows too, and write it down. If the shutoff is underground or stiff, find out now.

Do the outside jobs regardless. The Red Cross says to remove, drain and store outdoor hoses, close the inside valves supplying outdoor hose bibs, then open the outside bibs to drain, and leave those outside valves open so any remaining water can expand without breaking the pipe. Your irrigation system needs its own winterization, and our guide to frozen backflow preventers explains why.

Which pipes are most at risk in an unoccupied house?

The Red Cross lists pipes exposed to severe cold, such as hose bibs and sprinkler lines, water supply pipes in unheated areas such as basements, crawl spaces, attics, garages and kitchen cabinets, and pipes on exterior walls with little or no insulation. It suggests insulating attics, basements and crawl spaces, and using pipe sleeves or UL-listed heat tape or heat cable on exposed pipes.

It also says to keep garage doors closed if water lines run through the garage, and to open kitchen and bathroom cabinet doors so warmer air can reach the plumbing, moving harmful cleaners out of reach of children. Dripping a faucet is a common cold-weather step for occupied homes, but ask your plumber whether it makes sense when no one is there to watch it, especially on a septic system, as the next section explains.

Can a septic system freeze if nobody is home?

Yes, and an empty house is one of the classic causes. The University of Minnesota's Onsite Sewage Treatment Program says that when homes or cabins are unoccupied for extended periods, no sewage is entering the system to maintain sufficient temperatures to avoid freezing. It adds that leaking fixtures and high-efficiency furnace drips can send a trickle down the pipe that freezes and eventually blocks it, so fix any leaking toilets or faucets before you go.

Snow cover helps. Minnesota says lack of snow cover lets frost go deeper, and North Dakota State University Extension says fresh, fluffy snow is an excellent insulator, with 10 inches roughly equal to a 6-inch fiberglass layer of R-18, though compaction reduces that. Minnesota also says that driving over the system compacts snow and sends frost deeper, and that vehicles, snowmobiles, ATVs and foot traffic should stay off the system, especially in winter.

Tell whoever plows your property where the tank and drainfield are. Mark them with snow stakes and keep them out of any pile plan: our guide on where to pile snow covers that. Minnesota also lists open, broken or uncapped risers and inspection pipes as a cause of freezing, so check the caps while you can still see them. If a system does freeze, Minnesota's first step is to call an onsite professional. A low-snow winter raises this risk.

Who should check on the house, and how often?

Someone local who has a key, knows the shutoffs, and can get up the driveway. A neighbor, family member, or a property manager all work. We did not find a Montana agency or extension source that sets a checking frequency, so talk to your insurer about what your policy expects, and increase checks when a cold snap or big storm is forecast. Our guide to winter weather advisories and warnings explains what forecasts mean.

Give them a short list rather than a vague request. Check the thermostat reading, look and listen for water, check under sinks and at the water heater, look for ice or stains on ceilings, check for roof snow sliding or building up, confirm the driveway is passable and the walk is clear, and report anything odd with a photo. Install and test smoke alarms and carbon monoxide detectors with battery backups, as Ready.gov advises. If an alarm or unusual smell is reported, they should get outside and call for help rather than investigate.

What should you ask your insurance agent?

Ask before you leave, and get the answer in writing. Useful questions include whether the policy treats the house as vacant or unoccupied after some period, whether there are conditions about maintaining heat or shutting off water, whether freeze damage is covered during an absence and what documentation of checks is expected. Policies differ, and we cannot tell you what yours says. This is not insurance or legal advice.

Ask about flood coverage too if the house is near water. Missoula County says flooding in the county typically happens every few years in mid- to late spring, and notes there is typically a 30-day waiting period on flood insurance after you apply and pay. See slip-and-fall liability for questions about clearing snow on a property nobody lives in, and speak to an attorney about anything specific.

Do you need snow removal if nobody is there?

Usually yes, for three reasons. Your checker needs to get in, emergency responders may need to reach the house, and an unplowed drive tells everyone that nobody is home. Our residential snow removal route works on a seasonal basis at an agreed depth, so you don't have to be there to call us, and second homes are one of the situations it suits best. For longer private lanes, see private road snow plowing.

Before the season, walk the property with whoever will plow it and mark what will be buried. That means the septic tank and drainfield, propane tank, backflow device, low walls, irrigation boxes and landscape lights. Our snow plow damage prevention guide is a useful checklist, and how to choose a snow removal company covers the questions to ask.

What about walks, mailbox and hydrants?

If there is a sidewalk, find out your local rule. Missoula has its own, as explained in Missoula's sidewalk snow removal rules, and rules elsewhere vary. An empty house does not remove the obligation. For clearing around mailboxes and hydrants, see mailboxes, hydrants and snow clearing. If you have a mail hold or a neighbor picking up, tell them your plan so nothing piles up.

What should you do with trees and the yard before you leave?

Take care of the things that can damage the house. Have dead or overhanging limbs looked at before winter, since MSU Extension says heavy snow and wind can tear limbs off trees and no species is risk free at high enough loads. Our guide to winter tree care and snow load explains why fall is the practical window, and we offer dormant pruning and tree health and risk assessments through our ISA Certified Arborist, Justin Johnson (RM-8889A).

Give young evergreens a thorough watering before freeze-up, since nobody will be around to do it in a dry spell: see winter watering. Protect young trees from voles and deer, and have a fall cleanup done so that nothing sits on the lawn for months. Our winter property prep checklist has the longer list.

Should you worry about the roof while you are away?

Have someone look at it from the ground. If a house has heavy accumulation or a history of problems, read when roof snow needs removing and ice dams in Montana homes. We do not do roofing, so that call goes to a roofing contractor or structural engineer. Snow sliding off a roof can also block doors and vents. Our guide to icicles and roof snow slides covers what to watch for.

Generator and heat safety apply as well. Ready.gov warns about carbon monoxide during winter storms, and it is the reason your checker should never run a generator or fuel-burning heater inside the house.

What should you do before you come back?

Give the plow a heads-up so the drive is open when you arrive, and turn the water on slowly if it was shut off, with someone inside watching for leaks. Check under sinks and the water heater once pressure returns, and ask your septic professional about anything that seemed wrong before you left. If you find a frozen pipe, the Red Cross says to keep the faucet open, apply heat with a heating pad, hair dryer or portable heater, never use an open flame, and call a licensed plumber if you cannot find or thaw it.

For the outside of the property, call us at (406) 215-7319 or request a free estimate. If you manage more than one place, our guide for property managers goes further. We serve Missoula, Lolo, Clinton, Florence, Stevensville, Corvallis, Victor, Hamilton, Darby and the rest of the Bitterroot Valley.

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