One of the biggest winter risks in Payson/Pine/Happy Jack homes is freezing pipes, especially if a house is left unheated. Even in Arizona, pipes can and do freeze and burst. Here’s how to protect a home’s plumbing and systems:

• Keep the Heat On (or Winterize Fully): Never completely shut off the heat in a home during freezing weather. If a house will be vacant, set the thermostat no lower than 55°F to keep interior walls and pipe chases above freezing. Open interior doors and under-sink cabinet doors so warm air circulates to the plumbing. This helps prevent hidden pipes (e.g. on an outer wall or in a cabinet) from freezing. If, for whatever reason, the heat cannot be left on, then a full winterization is needed: shut off the main water supply and drain all water from the lines by opening faucets and flushing toilets. (You may even pour non-toxic antifreeze into toilet bowls/traps after draining, to prevent any residual water from freezing.) Full winterization is a more extreme step, usually only for truly vacant homes, but it protects the property if no heat will be running. Note: If you fully winterize a home on the market, be prepared to “un-winterize” on short notice for any buyer home inspection, so the plumbing and heat can be testedblog.rismedia.com. It’s often easier to simply leave the heat on low if possible.
• Insulate Exposed Pipes: Any pipes in unheated areas (crawl spaces, attics, garages) or along exterior walls should be insulated with foam sleeves or heat tape. This is a cheap fix that greatly reduces freeze risk. Also seal any gaps or cracks in exterior walls where pipes enter, to keep cold air out. If the home has a well house or pump, that too should be insulated or have a heat source to prevent freezing.
• Disconnect Hoses & Drain Exterior Lines: This bears repeating – garden hoses should be disconnected and drainedblog.rismedia.com. Water in a hose can freeze and often will split the spigot or the faucet pipe inside the wallblog.rismedia.com. If the home has a drip irrigation system or sprinkler, drain and winterize those lines as well. Sprinkler backflow preventers and valves can crack if water freezes in them.
• Water Heater & Appliances: For vacant homes, shut off the water heater (and drain it if doing a full winterization) to avoid damage or leaks. Also consider turning off water supply lines to appliances like washing machines or ice makers if nobody will be home. Aburst hose on a washer can flood a house. In occupied homes, homeowners should still know how to shut these off if leaving town.
• Evaporative (“Swamp”) Coolers: Many Rim Country cabins use evaporative coolers for summer. Remind owners to winterize their swamp coolers now that cooling season is over. Any standing water in the cooler or its water line can freeze and crack the unit or pipes. The cooler should be drained completely and the water supply shut off and disconnected, with water lines blown out or drained. It’s also smart to cover the unit with a proper cover to keep out winter weather. A little attention now will prevent a nasty surprise (like a flooded ceiling or a ruined cooler) next spring.

Figure: A snow-dusted home in Arizona’s high country. Even though winter storms are infrequent, freezing nights are common, so vacant homes must be properly winterized to prevent damage.

• Appear Occupied: Make the home look lived-in to deter trouble. Set up a couple of lights on timers (or smart bulbs) to turn on each eveningblog.rismedia.com. Keep the landscaping tidied and arrange for someone to remove snow from the driveway and walkways promptly after any stormblog.rismedia.com. A shoveled path not only signals that someone cares for the home, it also prevents slip hazards during showings. Also, stop newspaper or mail deliveries if the home is vacant.  Nothing says “empty house” like a pile of papers on the porch.
• Security Checks: Ensure all doors and windows are securely locked (including the garage). If the property has an alarm system, make sure it’s armed and in working order. It’s wise to visit the property periodically (or ask a local neighbor or property manager to). Regular check-ins discourage squatters or vandals and allow you to catch any issues (like a tripped breaker or minor leak) before they get out of handblog.rismedia.com.
• Utilities & Alarms: If you do shut off the water, consider also shutting off gas to the home (and winterizing the heating system) to eliminate any risk of gas leaksblog.rismedia.com. Unplug unnecessary appliances to save energy and prevent electrical risks. Another tip: some owners install low-temperature sensors or smart thermostats that send alerts if the house’s interior drops too low, so they know if the furnace fails. This can be a savior for a vacant property, something to consider in our area where a surprise cold snap can hit.