Don’t Let Winter Ruin Your St. John Getaway: Essential Pipe Protection for Seasonal Residents
Nothing ruins the magic of returning to your St. John vacation home like discovering burst pipes and water damage from an extended winter absence. For seasonal residents who escape to warmer climates during the cold months, protecting your Northern property’s plumbing system is crucial to avoiding costly disasters and preserving your investment.
Understanding the Freeze Risk in St. John
Most pipes will freeze at temperatures below 20 degrees after six to eight hours, and as water freezes and becomes ice, it expands, quickly building outward pressure within pipes. Nothing wrecks a pleasant weekend like discovering your plumbing pipes burst while the house remained vacant during the winter months, leading to flooded basements, structural damage, shorts in the electrical system, and mold growth.
St. John’s climate presents unique challenges for vacation homeowners. Cold snaps may be rare in some areas, but when temperatures drop below freezing, homes face an increased risk of frozen pipes and unexpected water damage, especially because homes weren’t designed with harsh winter conditions in mind.
Essential Winterization Steps Before You Leave
Shut Off and Drain Your Water System
Your first step is to find the main water shut-off valve, which resides near your water heater tank or somewhere in the basement. Turn on all of your taps and allow them to drain completely, then flush all of the toilets throughout the vacation home until they also drain completely.
However, it is not possible to fully drain all plumbing systems, especially if your home resides on an upward slope, so if the system won’t drain completely, skip this step and head on to the next.
Maintain Adequate Heat
If you can’t fully drain your system, let the heat run throughout the winter months at a low temperature of around 55 degrees Fahrenheit. Your thermostat should be no lower than 55º Fahrenheit, and consider keeping the temperature the same during the day and night to reduce strain on your furnace.
Insulate Vulnerable Pipes
Insulation is your best friend when it comes to protecting your vacation home from burst plumbing pipes, and your hardware or plumbing supply store should stock everything you need for pipe insulation and related protection. Wrap all exterior pipes and pipes in unheated areas of your vacation home with polyurethane or fiberglass pipe insulation.
The pipes most at risk are those in unheated interior spaces such as basements, attics, and garages, but even pipes running through cabinets or exterior walls can freeze.
Protect Your Outdoor Plumbing
Take some time to winterize your outdoor plumbing as well by draining the outdoor faucet, shutting off the valve, and allowing any excess water to trickle out. Purchase outdoor faucet covers at your local hardware store and apply them before you leave town for the winter.
Remove and store any attached hoses and cover the backflow preventer with a towel or blanket. Any water in the attached garden hoses will freeze when the temperature drops, and water expands when it freezes and will take up more space than liquid water within the pipe, which a water pipe can’t typically handle.
Winterize Water-Using Appliances
Drain and unplug any appliances in your cabin or vacation home that use water, including washing machines, dishwashers, water heaters, coffee machines, and more. Disconnect and drain your washing machine hoses, ice maker water line, and dishwasher’s supply and drain lines.
If you have a water heater equipped with a newer thermostat, set it to ‘vacation mode’ to prevent water in the tank from freezing, and you won’t have to relight the pilot upon your return.
Advanced Protection Measures
Use RV Antifreeze for Traps
Pour antifreeze into all shower, tub, floor, and sink drains — basically, any fixture with a trap. This will ensure water in the traps will not freeze while preventing evaporation and maintaining the trap seal. Use RV antifreeze (not regular automobile antifreeze which will damage your plumbing) by pouring some diluted RV antifreeze down the drain of your tub, sink or shower to reduce the chance the associated pipes will freeze and/or burst.
Consider Smart Monitoring
Consider installing a WiFi-enabled smart thermostat that way, you can program it to alert you if the temperature drops below a certain point, and if it does, you can crank up the heat until the cold snap passes through an app on your phone.
What to Do If Pipes Freeze
If you suspect frozen pipes st. john, act quickly but safely. If you suspect the pipes are frozen, be careful when thawing them out because if the pipe has already burst, the water will come flowing out and flood your home.
Never use a flame or electric appliance, such as a hair dryer or heating pad, to thaw a frozen pipe. You can thaw a frozen pipe by warming towels or blankets in the clothes dryer and then wrapping them around the frozen pipe, repeating this process until water flows from the tap.
The Cost of Prevention vs. Repair
Nationally, the cost for water damage restoration ranges from $3.75 to $7 per square foot, which for a 1,000 square foot cabin adds up to $3,750 on the low end and $7,000 on the high end. Simple repairs to a small section of burst pipe (1 linear foot or less) cost between $150-350, while replacing 3-5 linear feet of burst pipe averages $450-750.
These costs make the investment in proper winterization seem minimal by comparison. Prevention is lot more expensive, in money and time, than the cost of just preventing the problem in the first place.
Professional Help When You Need It
While many winterization steps can be handled by homeowners, some situations require professional expertise. Consider scheduling plumbing inspections before the cold snap hits as this proactive approach can help identify any potential issues, ensuring proper water flow and minimizing the chances of frozen water pipes or other plumbing problems during frigid temperatures.
For St. John vacation homeowners, partnering with a reliable plumbing service that understands the unique challenges of seasonal properties is essential. Professional plumbers can provide comprehensive winterization services, emergency repairs, and peace of mind knowing your investment is protected.
Plan Ahead for Peace of Mind
With proper preparation, you can enjoy your vacation life without worrying about your plumbing systems during the cold winter months. Ask a friend or neighbor to routinely check on your house while you’re away, to verify no flooding or leaking has occurred and everything is still warm enough to hopefully prevent frozen pipe damage.
Remember, frozen water pipes can lead to devastating pipe bursts, resulting in severe water damage and costly repairs, so proper winterization is essential to maintain your water supply lines and avoid the headache of returning to a flooded home after a long absence.
By taking these proactive steps before leaving your St. John vacation home for the winter, you’ll ensure that your return is filled with relaxation and enjoyment rather than costly repairs and cleanup. The small investment in time and materials for proper winterization pays dividends in protecting your valuable property investment.