Why empty houses are risky
A leak in an occupied house gets noticed because someone hears it, sees a stain or watches the bill. In an empty house, a slow drip can run for weeks. A split supply line or a failed water heater can empty a tank onto the floor and keep running.
Lake Murray gave the Irmo area a long history as a gateway for second homes after its dam was finished in 1930. Many of those houses sit empty for stretches, which makes simple routines more valuable than any gadget.
Arrival checklist
Before you unpack, spend ten minutes on the water.
- Look and listen before you open the main. Check for stains, drips and sounds of running water.
- Open the main valve slowly. Sudden pressure can stress old fittings.
- Check every fixture and the water heater. Run each tap, flush each toilet and look at the heater's base.
- Read the meter with everything off. A moving indicator after a quiet interval means a leak.
- Check under sinks and behind appliances. Hoses and fittings fail at the connections.
- Flush the lines. Run cold taps for a few minutes and the hot taps after the heater warms.
Arrived to find a wet floor?
Close the main and call. Tell us how long the house has been empty.
Departure checklist
Closing the house takes a few steps, and the extent depends on how long you will be away.
| Step | Short absence (days) | Long absence (weeks to months) |
|---|---|---|
| Main water valve | Close it | Close it |
| Water heater | Turn to vacation mode | Turn off and drain if freezing is possible |
| Toilets and traps | Leave as is | Add a little water or plumber's antifreeze to dry traps |
| Dishwasher and washer | Check hoses | Close supply valves, leave doors ajar |
| Irrigation | Turn off the controller | Drain exposed lines if a freeze is possible |
| Ice maker | Turn off supply | Turn off and empty |
Cold-weather care
Even a mild Midlands winter can bring a freeze. Houses with exposed crawlspace lines or outside hose bibs are at risk. Drain the lines and the water heater if the house will be unheated, or keep the heat on at a safe minimum. Our guide to burst pipe repair covers what to do if a line splits.
Ask a neighbor or a caretaker to check the house during a hard freeze. A quick walk-through can catch a problem within hours instead of weeks.
Water quality in a lake house
Houses on well water or smaller systems can taste different from city water. If your tap runs from a private well, a seasonal shutdown can let bacteria grow in the lines and the tank. Flush thoroughly on arrival, and consider testing the water at the start of the season.
Treatment equipment such as a filter or softener needs its own care. Cartridges should be replaced on schedule, and a softener's brine tank should be checked for salt bridges. See water filtration for how filters should be maintained.
Smart devices and shutoff valves
Leak sensors under sinks and near the heater send alerts to your phone, and a motorized main shutoff closes the water if a sensor trips. They are modest in cost and can prevent a major loss. They are only as good as the Wi-Fi and the batteries, so test them each season.
If you add a main shutoff or want a pressure check, a plumber can install a gauge and a pressure regulator in a single visit.
Supply hoses and the washing machine
Rubber washing machine hoses are among the most common sources of a flood in a vacant house. Replace them with braided stainless hoses every few years, and close the supply valves when you leave. The same is true for the dishwasher and the ice maker line.
Some owners add a drain pan under the water heater and washing machine, with a leak alarm. It costs little and catches a failure early.
Stagnant water after a long absence
Water that sits in pipes for weeks can pick up a stale taste, and the water in a heater tank may sit at a temperature where bacteria grow. After a long absence, flush every tap and run the hot water for several minutes. According to guidance from the Centers for Disease Control and Prevention on reopening buildings after a prolonged shutdown, flushing the water system is recommended, particularly when someone with a weak immune system will use the water.
Replace the filter cartridges at the start of the season, and run the dishwasher and washer on a hot cycle before regular use.
Pumps and lift stations in a lake house
Some lakeside houses sit below the sewer main and use a sewage ejector or a lift pump to move waste uphill. Test the pump at the start of the season by running a load of water through it, and listen for the motor. If a pump fails while the house is empty, sewage can back up into the lower level.
A lift pump is a machine with a lifespan. If yours is more than ten years old, ask a plumber about replacing it before it fails.
Putting a caretaker agreement in writing
A friend or a property manager checking the house is only useful if they know what to do.
- Show them the main shutoff. Walk through it in person.
- List who to call. Include a plumber and your insurer.
- Say what they may authorize. Set a spending limit for emergency repairs.
- Agree on visit frequency. Weekly in cold months is a sensible baseline.
- Ask for a short report. Photos of the meter and the heater are enough.
The size of the lake and why it matters
Lake Murray is about 41 miles long and up to 14 miles wide, and its dam, finished in 1930, was the largest earthen dam in the world at the time. That much shoreline means thousands of second homes, many of them far from their owners' main residence, and a long distance is what turns a small drip into a large claim.
When the meter says something is wrong
If the meter moves with everything off, start with leak detection. Lake houses near Irmo are common places for hidden leaks, and a precise location saves opening walls. A service line between the meter and the house is covered under water line repair.
Lake house plumbing questions
For short trips, vacation mode saves energy. For long absences or freezing weather, turn it off and drain it.
Plumber's antifreeze keeps traps from drying and freezing in unheated houses. Never use automotive antifreeze.
Weekly in winter is a sensible minimum for an empty house.
For an empty house, many owners think so. It closes the main when a sensor detects water or abnormal flow, and it limits the damage from a burst hose or a split pipe, as long as the Wi-Fi and batteries stay healthy.