How one loss turns into two
After a fire, the gas meter may be locked off, the electric service may be disconnected, and broken windows may be covered with plywood that does not seal well. The house quickly drops toward outdoor temperature. Along the Front Range, a winter cold front can push overnight lows well below zero with little warning, and pipes in exterior walls, crawl spaces and garages are the first to freeze.
When a frozen pipe thaws and splits, water can run for days in an empty house before anyone notices. That water soaks materials that survived the fire and spreads soot-stained moisture into new areas. Insurers generally expect owners to take reasonable steps to protect a damaged property, so a preventable freeze can complicate the claim.
The fix is not complicated, but somebody has to own it. Decide in the first day or two whether the house will be winterized or kept heated, and who will check on it.
Protection steps in the first week
- Day of the fire
- Ask the fire department and utility what was shut off. Board-up and tarping close up the largest openings.
- Day one or two
- Decide between temporary heat and full winterization, and tell your insurer which you are doing.
- Within the first few days
- A plumber drains supply lines and the water heater if the house will stay unheated, or temporary heaters are set up and monitored if it will be heated.
- Through the repair
- Someone checks the house regularly, especially before and after cold snaps, and logs each visit.
Winterizing an empty fire-damaged house
- Shut off the main water valve and confirm the meter stops turning
- Open faucets on every level and drain from the lowest point
- Drain the water heater, and the boiler if the house has one
- Blow out or drain the irrigation line if not already done in fall
- Pour plumbing antifreeze in traps if the plumber recommends it
- Tape a sign on the main valve and the panel saying the house is winterized
Heat it or drain it?
- IfRepairs will start within days and the electrical system is safeThenTemporary heat may be practical and keeps drying going.
- IfThe house will sit for weeks during claim review or permittingThenFull winterization by a plumber is usually safer.
- IfDrying equipment is running for water damageThenKeep enough heat and power for the equipment and coordinate with the drying contractor.
General information for Centennial, not a quote or professional advice. In an emergency, call 911.