How to Keep Vacant Properties Safe and Sound
Even more Manhattan homes are empty due to NYC homeowners quarantining in their second homes. Jonathan Miller, CEO of Miller Samuel, said one enduring trend of the pandemic will be the rise of the “co-primary residence,” where families spend equal time in the city and at their rural or resort homes, since they can now work and even attend school remotely. “It’s not a second home anymore,” he said. “It’s on equal footing.”
All of this means more homes are being left uninhabited for longer periods of time. This leaves the dwelling vulnerable to all sorts of dangers, ranging from security to physical decay. If the property is not cared for while vacant, the resulting damage can be extremely costly. It makes more sense to act proactively while the home is empty to avoid damage and unwanted visitors. Here’s what we recommend homeowners or realtors do to keep a vacant home in pristine condition.
Water, Water Everywhere
Water damage is the most popular insurance claim. To prevent flooding or mold, there are a number of things you can do. Below is a checklist if you plan to be away from home for anywhere from a few weeks to a few months:
To prevent drains drying out and prevent sediment buildup, run water in kitchen and bathroom faucets weekly.
Make sure all drains and toilets have water in them. Have someone add water weekly to the toilet bowl to maintain the water level and pour a pint of water into each drain. This will refresh the water in the trap and maintain the sanitary seal.
Check drains for internal and external clogs.
Flush toilets weekly at minimum to keep parts working well.
Check for damaged floorboards from water penetration.
Check for leaks from both interior and exterior sources. We recently worked at a house right after a heavy rain where the rain came in at a different angle than usual. Since the window was never properly finished, water got in even though in prior years they never had a problem.
Every month, clear leaves and debris from gutters and exterior drains. Check the roof and gutters for damage.
Check sump pumps to ensure that they’re working. Dump a gallon of water in at least monthly to ensure proper operation.
If you are leaving the house for a couple months in the winter, a common household hazard is frozen pipes which are at risk of bursting. We highly recommend that you have a low temperature sensor added to your alarm system. This will alert you or your caretaker to potential problems and allow them to prevent damage. There are also water flow sensors or leak sensors that can be added to any alarm system and will either send a message to your alarm company or shut off the house water should the flow increase significantly and indicate a leak or burst pipe. No-one wants to come home after a vacation to a foot of water in the basement, as well as numerous ruptures in pipes within the walls.
Sorry to say, but there are unseen issues that can arise. For example, a screw into a pipe from years ago can rust and give way. We seen it! Unfortunately, the homeowner didn’t have anyone doing preventative home maintenance, and the damage was not found for weeks after the leak. We install water sensors for our clients, so that an alarm goes off when it senses water.
What’s the Right Temperature?
It’s best to keep your home at around 60 degrees if you’re away for an extended period of time. By keeping house at right temperature, you’re helping extend the life of your art and even the paint on the walls. We also highly recommend the use of humidifiers and dehumidifiers depending on the season. Make sure that you maintain your AC system in the hotter months and your heating system during the colder weather.
Another less known but powerful tip is to keep the cabinet doors under the sinks open to prevent cold pockets from forming. That way, air circulates from the outside room temperature, keeping the pipes below the sinks from freezing while you are away.
Is Your Refrigerator Running?
When appliances don’t get used, it shortens their lives. Have someone run your appliances every couple of weeks to ensure they’re working properly.
I Spy With My Little Eye
It’s best to have an alarm and video system that you can check remotely while you’re gone. You can also ask a neighbor, caretaker or housekeeper to watch the house while you’re gone, bring in / forward mail or turn different interior lights on at night to make it appears someone is home. Make sure that if you do have an alarm system, you provide the security company with that person’s name and phone number. Finally, check exterior lighting. We highly recommend motion sensor lighting in the front and back of the house.
All of these steps can be done by the homeowner, but we highly recommend hiring experts to better ensure the safety of your home. We’ve all had enough stress to deal with over the last 9 months. By taking the time to prepare your home for a short or longer time away, you’ll prevent another year of headaches and a whole lot of money.
Gary Mindlin is co-founder and owner of Top Hat Home Services, a full-service property care and management company. Top Hat services homes in Manhattan and are known as experts in every aspect of building management, maintenance and repair, as well as renovation and construction supervision.