How do I protect my house from water damage when I travel?

Shut-off valve first, then everything else

The most useful thing you can do before a trip is make sure you can stop the water. A burst hose or failed supply line runs at full pressure the whole time you are away, and the damage you find in two weeks is far worse than what you would find in two hours.

Find the main shut-off valve. In many homes, it is located near the water meter or close to where the water pipe enters the home.^[1] Virginia American Water advises you to hang an I.D. tag on the valve so it can be found quickly during an emergency.^[1] Then test it, because old valves seize: test the shut-off valve by closing it. Once completely closed, check sinks and other water fixtures to ensure the shut-off valve is working properly.^[1] Open it again afterward.

If the valve will not close fully, or it leaks around the stem, it is a plumber's job to replace; do not force it.

For a trip of more than a few days, closing the main is a sensible habit when no one needs water in the house. Leave it open if someone is staying who needs water.

Do a drip walk-through before you leave

A day or two before you go, look under every sink and around the toilets, water heater, washer and dishwasher. You are looking for drips, a damp cabinet floor, rust on a fitting, or a stain that is bigger than last month. A leak that is harmless over a weekend can soak a floor over two weeks, so get small ones fixed before you travel. If you suspect a leak inside a wall, how to tell if there is hidden water damage in your walls covers the checks.

Winter trips: keep the heat on

Frozen pipes are the other big way an empty house floods. Loudoun Water's advice is plain: whether you're at home or away traveling, keep your thermostat set no lower than 55F.^[2] It adds that travelers will often make the mistake of turning their thermostats off thinking it will save on their heating bill when in reality, they'll come home to frozen pipes.^[2] Virginia American Water agrees: Set your thermostat at 55 degrees to prevent freezing.^[1]

Before the first hard freeze, shut off and drain the pipes leading to your outside faucets and/or hose bibs so no water is left to freeze, expand and cause a leak in these lines.^[2] Fairfax County Fire and Rescue puts it the same way: shut off water to unheated areas of your home and to outdoor faucets. Don't forget to drain these pipes.^[3] Insulate pipes in any unheated or drafty areas.^[2]

Open cabinet doors and service access ways so heat can get into these otherwise hidden areas where pipes are located.^[3] Do not rely on a dripping tap: leaving a faucet on with a slow trickle may or may not keep the pipe from freezing; you can't count on this method.^[3]

If a pipe does freeze, close the valve to it first and never thaw it with a torch. Fairfax County warns against torches: it thaws the water too quickly and weakens the pipe, almost guaranteeing the pipe will break.^[3]

Summer trips: humidity and the AC

In humid Virginia summers the risk is slower. If the air conditioning is off, moisture builds. The EPA advice is to keep indoor humidity below 60 percent (ideally between 30 and 50 percent) relative humidity.^[4] A moderate cooling setting, rather than off, usually helps hold that. Do not change anything on the water heater or its gas or electric supply yourself; ask a plumber if you want advice on a long absence.

Have someone check

An empty house can leak for days before anyone knows. Virginia American Water suggests you have a friend, relative or neighbor regularly check the property to help ensure the heat is working and the pipes have not frozen.^[1] Give them the main valve location, your phone number and the name of a plumber. Ask them to check ceilings, the basement floor and under the kitchen sink, and to call if they smell mustiness.

If you come home to water

Shut off the main first. Then document the damage and start drying: the EPA says it is important to dry water-damaged areas and items within 24-48 hours to prevent mold growth.^[4] Our guide to what to do first after water damage walks through it, and how to choose a water damage restoration company and how much restoration costs in Virginia cover hiring.

Stop and call a pro if

• The main shut-off valve will not close or drips at the handle. Replacing a main valve is plumbing work; call a plumber before you leave.
• You find a recurring damp spot, a rising water bill or a stain that grows. That is a leak that needs tracing, not a preparation task.
• A pipe has burst or frozen. Close the valve to it and call a plumber.
• Water is touching outlets, the panel or light fixtures. Stay clear and call an electrician.
• Your water heater, gas appliances or sump pump seem to be failing. Have a licensed pro look before a long absence.

Getting help in Virginia

Browse restoration answers or compare restoration companies in Virginia. If something needs repairing before you go, describe the problem and local pros can quote it.