Inherited & Estate · Ontario

Winterizing an Empty House in Ontario

An empty house through an Ontario winter needs one of two things done properly: heat kept running at a safe minimum temperature, or the entire water system professionally drained so there's nothing left to freeze. Doing neither is the single most common way an empty house turns into a very expensive spring, through burst pipes and water damage that most insurance won't fully cover if the house was left unmonitored.

Wallpapered kitchen with original hardwood, as the family left it

The two real options, and why there isn't a third

Keeping the heat on at a safe minimum — generally well above freezing — protects the plumbing, but it means an ongoing utility cost and, usually, insurance requiring the house be checked on a regular schedule while it's occupied by no one. Fully draining the water system (plumbing, water heater, any exposed lines) removes the freeze risk entirely and can lower the ongoing cost, but it needs to be done properly, generally by someone who knows the house's specific plumbing layout, not as a quick DIY afternoon.

Turning off the heat without draining the system is the option that causes the damage — it's the default that happens when nobody makes an active decision, and it's the one to avoid specifically.

What else genuinely matters, once heat or draining is handled

Insurance needs to know the house is unoccupied — most policies have specific requirements once a home sits empty, sometimes including a schedule of in-person checks, and skipping that notification is a separate, serious risk on top of the freeze question (see the note on estate house insurance below). Gutters and downspouts clear of debris prevent ice damming, which can force water back under the roofline. And a working smoke and, where applicable, carbon monoxide detector still matters in an empty house — a small, cheap thing to confirm before winter, not after.

Who to actually call

A plumber for a proper drain-down, an insurance broker to confirm exactly what an unoccupied policy requires, and whoever's checking on the house regularly to actually go check — those three calls cover the real risk. None of it needs to wait for a bigger decision about the house's future to get sorted first.

Common Questions
It depends on the house, the length of vacancy and current utility costs — there's no single answer that applies everywhere. Get a quote for a proper drain-down and compare it against a winter's worth of minimum heating to make the actual comparison for your specific house.
It should stay well above freezing with margin for a cold snap or a furnace hiccup — confirm the specific minimum with your insurer, since some policies have a required minimum tied to coverage.
Yes — draining the plumbing removes the freeze risk, but a house sitting empty still benefits from regular checks for break-ins, roof or structural issues, and general condition. Most vacancy insurance requirements ask for this regardless of the heating decision.
Next step
The Empty House Checklist
Nine things, in order, for the first fourteen days a house sits empty -- starting with the one call that protects everything else.
Get the free checklist
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