Leaving your home empty for weeks or months can feel like leaving a piece of yourself behind. But beyond the emotional side, it’s a serious responsibility that demands careful planning. One of the most significant risks is unexpected water damage—often caused by freezing temperatures or burst pipes. 

Such mishaps can be avoided by winterizing a vacant home. Winterization is the process of preparing a home’s plumbing system to withstand extreme cold and minimize the risk of freezing.

Why Leaving a House Unoccupied for Winters Is a Big Deal

Arizona’s environment presents distinctive risks for occupied homes. Understanding the climate challenges, your home must be prepared to withstand both scorching summers and unexpected temperature drops.

The essential maintenance ensures your property remains protected. Every homeowner should be aware of the winterization process if they have to leave their home vacant.

How to Winterize a Vacant Home: Step-by-Step Guide

Water damage or a burst pipe is among the most common risks in vacant homes. When the temperature drops below freezing point, standing water expands, cracking your pipes and causing a flood. Winterization is the process of preparing your plumbing system to withstand extreme cold and minimize the risk of damage. Here is a simplified way of things to do before leaving your home vacant.

• Turn Off the Main Water Supply

Locate the main shutoff valve and close it. It ensures that if any pipe bursts, only the water in the lines can leak. There will be no continuous flooding from the main supply.

• Open All Faucets and Spigots

Opening all interior and exterior faucets and hose spigots relieves residual water pressure in the pipes and allows water to drain out of the lines.

• Flush Each of the Toilets

You should flush all toilets once or twice. It empties the tanks and reduces the water sitting in the toilet bowl reservoir.

• Drain the Water Heater

If your home has an electric water heater, turn the breaker off at the electrical panel. Turning off the water heater and draining it by attaching a hose to the drain spigot prevents freezing and damage to the tank and element.

• Pour an Antifreeze into Your Plumbing System

Antifreeze is a must if you are leaving the toilet for 6 months or more. It is better to use a non-toxic RV/marine antifreeze in drains and toilets. This prevents the small amount of standing water in the traps and bowls from freezing and cracking fixtures.

How to Use Antifreeze

The use of antifreeze is simple. You need to use a non-toxic antifreeze and add the recommended amount to your plumbing fixture. Here’s the right way:

Location	Recommended Amount (RV/Marine Antifreeze)	Rationale
Sinks/Tubs/Showers	1 cup in each drain.	Protects the drain trap from freezing and prevents sewer gases from entering.
Toilet Bowl	1-2 cups (after flushing).	Protects the bowl’s reservoir and seal from cracking.
Toilet Tank	1-2 cups (into the tank, then flush once).	The flush cycle sends the antifreeze through the critical tank mechanics and into the bowl.
Dishwasher/Garbage Disposal	2 cups (run a short cycle to pull it into the drain lines).	Protects pumps and drain lines.

Antifreeze in plumbing should never be the green, yellow, or blue automotive type (which is toxic). Use only the non-toxic, pink-colored RV/Marine Antifreeze.

We show you what you need to do when leaving your home vacant for more than a few days in this DIY video from Phoenix home inspector Advantage Inspection Service.

How to Keep Toilet Water from Evaporating

If you’re leaving a toilet for 6 months or more, the water in the bowl and traps will evaporate, allowing odors and gases to escape. Here’s how to prevent that:

• Pour a cup of RV antifreeze into the toilet bowl and tank
• Cover the toilet bowl tightly with plastic wrap to slow evaporation
• For extra protection, flush once after pouring antifreeze so it circulates through the lines

Securing & Maintaining Your Vacant Arizona Home

Here are some tips for homeowners to maintain their homes:

Fortify Your Security

• Install smart locks and cameras for remote monitoring
• Add motion-sensor lighting around entryways
• Don’t post travel plans online or advertise a vacancy
• Keep landscaping neat and mail collected to make the home look lived-in

Manage Utilities & Energy Wisely

• Keep electricity on for lights, HVAC, and security
• Turn off the main gas valve if not in use
• Set a vacation mode on smart thermostats for efficiency

Prevent Pests, Odors, and Mold

• Deep-clean the home and remove all food
• Seal cracks or holes to block pests
• Use dehumidifiers to maintain humidity between 30–50%
• Prop open refrigerator doors slightly

Exterior Upkeep

• Schedule lawn care or snow removal
• Check the roof and gutters before the monsoon season
• Store outdoor furniture and eliminate standing water

Other Tips for Leaving Your Home Vacant for Winters

While leaving your home vacant for a longer time, make sure that:

• Electricity mains are closed
• There’s no waterlogging on the balcony
• All the doors are closed
• The water has been drained from every part of the house
• Add an antifreeze agent to toilets and dishwashers
• There are no food items in the fridge or anywhere in the house

Tip for Antifreezing a Toilet

When you are anti-freezing a toilet, the right way is to pour the antifreeze into the toilet tank, not the bowl. Then flush the toilet so the antifreeze will flow into the bowl.

• Precautions to Take After Antifreezing a Toilet

After winterization of your toilet, you should not use it. It is better to use the toilet before adding an anti-freezing agent.

• How Long Does it Take to Complete Antifreezing

Usually, this process takes a couple of hours to complete. But if you seek an expert’s help, it can be done in a short amount of time. However, the experts also know how much antifreeze agent to add to the toilets and drains. So, it can save you a lot of time and RV antifreeze liquid by executing the procedure accurately. 

• What to Do If Your Toilet Freezes

This happens only when you leave your home vacant without winterization. Water in the pipes and toilets freezes. In some cases, pipes can also burst due to water expansion. Anyhow, here are a few tips for you if you come across frozen pipes.

• Heat the Pipes Manually

Heat the pipes with a space heater or hairdryer.

• Raise the Building’s Temperature

Increase the home’s thermostat temperature in all spaces, especially where the toilet pipes are.

• Pour Hot Water 

Pour boiling water into the sinks and toilet tanks, then flush them several times. It will also help to melt the frozen section.

Key Takeaways

Leaving a house unoccupied for Winters in Arizona is not as simple as locking the door and walking away. From winterizing your plumbing to managing insurance, deterring trespassers, and combating the desert climate, every detail counts.

Hence, dealing with frozen pipes can be hectic. It is better to winterize your home before leaving or get expert help from Advantage Home Inspection Service if you are facing any issues with your home.

Frequently Asked Questions

• What is considered a “vacant” home by insurers in Arizona?

It typically means the property has been empty of contents and occupants for 30-60 consecutive days. An “unoccupied” home is where belongings remain, but the occupants are on an extended vacation.

• How to keep toilet water from evaporating?

To prevent sewer gas and pest entry, either ask a contact to flush the toilet once or shut off the main water, flush the toilet, and pour RV antifreeze into the bowl to prevent both evaporation and freezing.

• What thermostat setting is best for a vacant home in Arizona?

Arizona has laws for Adverse Possession (squatters’ rights). If a person occupies your property continuously, openly, and without your permission for 10 years (or 3-5 years with a defective deed and tax payment), they could claim legal ownership. Regular, documented property inspections are the best defense.

• What to do if your toilet freezes?

This only happens when winterization is skipped in freezing climates. To thaw the pipes:

• Apply heat near the frozen section of the pipe
• Raise the building temperature
• Pour hot water (not boiling) into sinks and toilets