Protect Your South Florida Vacation Home Plumbing When Away

South Florida's vacation home and snowbird market is massive—and so is the risk of plumbing disasters when these properties sit empty for weeks or months. A small leak that would be caught immediately in an occupied home can cause tens of thousands of dollars in damage when no one's there to notice.

Here's what every vacation home owner needs to know:

Water damage is the #1 insurance claim for unoccupied homes
Small leaks become catastrophic when left undetected for weeks
Florida's heat and humidity accelerate plumbing problems
Smart leak detectors can alert you remotely before disaster strikes
Simple preparation before you leave can prevent most issues

Whether you're a snowbird heading north for the summer or own a rental property you don't visit often, these steps will protect your investment. For professional pre-departure inspections, contact our leak detection services.

Why Vacant Homes Are at Higher Risk

Plumbing systems are designed for regular use. When a home sits empty, several things happen:

Issue	What Happens	Result
P-traps dry out	Water in drain traps evaporates	Sewer gases enter home, pest entry
Water heater sediment	Sediment settles without circulation	Corrosion, premature failure
Stagnant water	Water sits in pipes for weeks	Bacterial growth, bad taste/odor
Undetected leaks	No one notices drips or moisture	Mold growth, structural damage
Humidity damage	No AC circulation in humid climate	Condensation on pipes, corrosion

In South Florida's heat and humidity, these issues develop faster than in cooler, drier climates.

Pre-Departure Plumbing Checklist

1. Inspect for Existing Issues

Before leaving, walk through your home and check for problems that could worsen while you're away.

Under all sinks:

Look for moisture, drips, or water stains
Check supply line connections
Inspect garbage disposal connections
Feel for dampness in cabinet bottoms

Toilets:

Listen for running water (faulty flapper)
Check for moisture around the base
Inspect supply line connections

Water heater:

Look for rust or moisture at the base
Check T&P relief valve for dripping
Note the age (replace if over 10-12 years)

Washing machine:

Inspect hoses for bulges, cracks, or wear
Check connections at both ends
Look for moisture behind the unit

Outdoor faucets:

Check for drips or leaks
Inspect hose connections

If you find any issues, address them before leaving or contact a professional. Our plumbing repair services can help identify and fix problems quickly.

2. Decide: Water On or Off?

This is the biggest decision for vacation home owners. Both approaches have pros and cons.

Turning Water OFF (Recommended for 30+ Days):

Advantages:

Eliminates risk of supply-side leaks
Maximum protection against water damage
Peace of mind during extended absence

Disadvantages:

Can't run water remotely for maintenance
P-traps will dry out (need mineral oil)
Fire sprinklers may be affected (check with fire dept)

Keeping Water ON:

Advantages:

Property manager can run fixtures
P-traps stay filled naturally
Irrigation system stays functional

Disadvantages:

Any leak can run for weeks
Higher risk requires leak detection system
Must trust all plumbing components

Our Recommendation: For absences over 30 days, turn off the main water supply. For shorter periods, keep water on but install smart leak detectors.

3. If Turning Water Off

Follow these steps to properly shut down your plumbing:

Step 1: Locate and close the main shut-off valve

Usually near the water meter or where the line enters the house
For help, see how to locate your main water shut-off valve

Step 2: Drain the system

Open the lowest faucet in the house
Open the highest faucet to allow air in
Flush all toilets
Run the dishwasher and washing machine briefly (empty)

Step 3: Turn off the water heater

Electric: Turn off at the breaker
Gas: Set to "Pilot" or "Vacation" mode
Never leave a water heater on high when water is off

Step 4: Protect P-traps from drying out Add 2-3 tablespoons of mineral oil to each drain:

All sinks (bathroom and kitchen)
Bathtubs and showers
Floor drains
Washing machine drain

The oil floats on top of the water and prevents evaporation, keeping sewer gases out and pests from entering.

Step 5: Turn off water to individual appliances Even with the main off, close valves to:

Washing machine
Ice maker
Dishwasher

4. If Keeping Water On

If you choose to leave water on (for property managers, short trips, or irrigation needs), take these precautions:

Install smart leak detectors at high-risk locations:

Under kitchen sink
Under bathroom sinks
Near water heater
Behind washing machine
Near dishwasher
At water main entry point

These devices connect to WiFi and alert you via smartphone if water is detected. Some can even automatically shut off water. Learn more about how moisture sensors detect hidden leaks.

Turn off water to high-risk appliances:

Washing machine (hose failures are common)
Ice maker (small lines prone to leaks)

Set your thermostat appropriately: Keep AC running (78-80°F is fine) to:

Prevent humidity buildup
Reduce condensation on pipes
Protect against mold growth

Consider a smart water shut-off valve: Devices like Flo by Moen or Phyn can:

Detect leaks by monitoring water flow patterns
Automatically shut off water if a leak is detected
Alert you via smartphone
Provide water usage data

5. Water Heater Settings

Your water heater is one of the biggest risks in a vacant home. A failed tank can release 40-80 gallons of water.

For absences under 2 weeks:

Lower the thermostat to "Vacation" mode (or about 50°F)
This saves energy while preventing bacterial growth

For absences over 2 weeks:

Turn off electric water heaters at the breaker
Set gas water heaters to "Pilot" only
Do NOT drain the tank (protects against sediment)

Before returning:

Turn the water heater back on before you arrive (ask property manager)
Allow 30-60 minutes to heat before using hot water
Run hot water to flush any stagnant water

For water heater maintenance tips, see our water heater services.

What to Ask Your Property Manager

If you have a property manager or neighbor checking on your home, provide them with:

A Plumbing Information Sheet:

Main water shut-off location (include a photo)
Water heater location and type (gas/electric)
Your plumber's contact info (Hernandez Plumbing: 305-428-3782)
What to check during visits:
- Walk through for water on floors
- Check under sinks for moisture
- Look for water stains on ceilings
- Listen for running water
- Flush toilets and run faucets briefly
When to call you vs. when to act
Insurance information for emergencies

Recommended Check Frequency:

Absence Length	Check Frequency	Key Tasks
1-2 weeks	Once	Visual inspection, run faucets
2-4 weeks	Weekly	Above + flush toilets, check appliances
1-3 months	Weekly	Above + run dishwasher/washer briefly
3+ months	Weekly + monthly pro check	Professional inspection recommended

Returning Home: Startup Checklist

When you return after an extended absence, don't just turn everything on at once.

If Water Was Off:

Step 1: Visual inspection

Walk through the entire home
Look for any signs of water damage
Check under sinks and around water heater

Step 2: Slowly turn on main water

Open the valve gradually (about 1/4 turn)
Listen for unusual sounds
Check for leaks at all visible connections

Step 3: Flush the system

Open all faucets and let water run for 2-3 minutes
Flush each toilet twice
This clears stagnant water from pipes

Step 4: Restore water heater

Turn on power/gas
Wait 30-60 minutes before using hot water
Check for leaks around the unit

Step 5: Test appliances

Run washing machine (empty, short cycle)
Run dishwasher (empty, short cycle)
Check ice maker operation

If Water Was On:

Check leak detector alerts/history
Walk through for any signs of leaks
Run faucets to flush any stagnant water
Check water heater operation

Common Issues in Vacant Homes

Even with preparation, some problems develop in empty properties:

Dried P-Traps

Problem: Sewer gas odors when you return

Solution: Run water in all drains for 30 seconds. If smell persists, the trap may be damaged.

Stagnant Water Taste/Odor

Problem: Water tastes or smells "off"

Solution: Run all faucets for 3-5 minutes. If problem persists after flushing, you may need professional line cleaning.

Water Heater Won't Restart

Problem: No hot water after restarting

Possible causes:

Pilot light needs relighting (gas)
Breaker tripped (electric)
Sediment buildup from sitting
Heating element failure

If troubleshooting doesn't work, contact us for water heater service.

Mysterious Water Stains

Problem: Water damage discovered upon return

Immediate steps:

Document with photos
Identify and stop the source if still active
Contact insurance company
Contact a plumber for assessment

For hidden leak sources, professional leak detection can find the origin without unnecessary demolition.

Smart Home Solutions for Vacation Properties

Technology has made it much easier to protect vacant homes:

Device Type	What It Does	Approximate Cost
WiFi Leak Sensors	Alerts when water detected	$30-50 each
Smart Water Shut-off	Detects leaks, shuts off water	$400-600
Smart Thermostat	Maintains climate, alerts to problems	$150-300
Security Camera	Visual monitoring of key areas	$100-200
Humidity Sensor	Alerts to unusual moisture levels	$30-50

Recommended setup for vacation homes:

Smart water shut-off at main line
Leak sensors at 4-6 high-risk locations
Smart thermostat with alerts
Camera coverage of utility areas

These investments can pay for themselves with a single prevented disaster.

Cost of Water Damage in Vacant Homes

Understanding the stakes helps justify prevention efforts:

Scenario	Typical Damage Cost	Prevention Cost
Washing machine hose failure	$15,000-50,000+	$20 (new hoses)
Water heater tank rupture	$10,000-30,000	$200/year (maintenance)
Slow toilet leak	$5,000-15,000	$50 (new flapper/parts)
Supply line failure under sink	$8,000-25,000	$30 (smart sensor)
Undetected slab leak	$20,000-50,000+	$400 (pro inspection)

Insurance note: Many policies limit coverage for vacant homes or require special endorsements. Check your policy and consider adding vacancy coverage if you'll be away more than 30-60 days.

FAQs

How long can I leave my South Florida home vacant without plumbing problems?

Most homes can safely sit for 2-4 weeks with basic preparation (lowering water heater, having someone check periodically). Beyond 30 days, you should either turn off the main water supply or install smart leak detection. The biggest risks are supply line failures and slow leaks that go undetected—both of which become more likely the longer a home sits empty.

Should I turn off my water heater when leaving for a month?

Yes. For absences of two weeks or more, turn off electric water heaters at the breaker or set gas units to "Pilot" mode. This eliminates the risk of a tank failure flooding your home while saving energy. Don't drain the tank, as the stored water helps prevent sediment issues. Just remember to turn it back on 30-60 minutes before you need hot water when you return.

Will my pipes freeze in South Florida if I leave the AC off?

Pipe freezing is extremely rare in South Florida, but that's not why you should keep the AC on. Running the AC (even at 78-80°F) controls humidity, which prevents condensation on pipes, mold growth, and moisture damage throughout your home. The electricity cost is minimal compared to the damage humidity can cause.

How do I find a plumber to do a pre-departure inspection?

Contact a licensed plumber at least a week before you leave. A good pre-departure inspection includes checking all supply connections, inspecting the water heater, testing shut-off valves, and identifying any existing issues. At Hernandez Plumbing, we offer vacation home inspections specifically designed for snowbirds and second-home owners, with detailed reports you can share with property managers.

Vacation Home Services by Location

Our team serves vacation properties throughout South Florida:

How to Protect Your South Florida Vacation Home's Plumbing When You're Away