Option A — Heat-on (shorter vacancies, < 60 days)
Set thermostat to 55°F. Keep utilities active. Install a Wi-Fi temperature alarm ($35) — alerts you if power fails or heat fails. Keep main water on but consider auto-shutoff valve at the main ($350 install) that closes on leak detection.
Option B — Full drain (long vacancies, 60+ days)
Shut main water at the meter. Open every faucet (highest first, lowest last). Flush all toilets. Blow out lines with compressed air. Drain water heater. Pour 1 cup RV antifreeze in every drain trap (sinks, tubs, toilets) to keep traps from freezing dry.
Sump pump + alarms
Sump pumps run year-round in Toledo. Battery backup mandatory for vacant homes. Wi-Fi sump alarm ($75) alerts on high water. Combo Wi-Fi temp + leak alarm ($125) covers both.
Exterior + outdoor water
Shut every outdoor hose bib (and drain — a frozen bib cracks the supply line). Roll up + store hoses. Drain irrigation system or call your irrigation pro. Remove window AC units.
Don't forget
Set timed indoor lights ($15 plug timers). Have a neighbor walk-through every 2 weeks. Notify your insurer — many policies have vacancy clauses (60+ days) that void coverage if you don't tell them.
Frequently asked
What does a plumber charge to winterize?
Full drain + antifreeze service in Toledo: $200–$450. Adds another $150–$250 to dewinterize in spring. Worth it for first-timers.
Will my insurance cover frozen-pipe damage in a vacant house?
Often NOT — vacancy clauses (typically 60+ consecutive days unoccupied) void coverage unless you've notified the insurer. Call your agent before leaving.
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