Recently, I was speaking to a general contractor who mentioned he was working on a house in the Millbrook, NY area that had suffered freeze damage to the heating pipes. Apparently, the owners, who live out of the area, use this home as a weekend getaway and they’d been leaving the thermostat set at 55 degrees while they were away. Because of the recent snowstorms, they had not visited the house in a few weeks and when they recently returned, they discovered the pipes had frozen and burst, damaging floors and ceilings throughout the house. They thought they had set the thermostat high enough to prevent this from happening.

This being the third such story I’ve heard about frozen pipes since December, and this Dutchess County winter starting out rather harsh, I decided to consult someone in the heating industry to gain their opinion on what is the best way to prevent this from happening.

A knowledgeable oil burner technician from a local reputable oil company offered his opinion on two ways to help avoid the problem/cost of repairing the damage from frozen pipes. First, he said that while 55 degrees may seem like a reasonable thermostat setting in order to keep your pipes from freezing while you’re not home, it certainly depends on the style of the house. He gave an example of a Raised Ranch - most have 1-2 bedrooms built directly over the garage which is typically unheated.

When you have consistent low temperatures like we are having this winter, where the overnight temps are at and well below freezing and the daytime temps don’t warm up to at least freezing, the house can’t warm up long enough in the daytime to retain heat. If the thermostat is set on only 55 degrees, and the room below it is at near zero, eventually, you run the risk of having the pipes freeze. In his opinion, everyone should set their thermostat on at least 65 degrees during these weather conditions, regardless of the style house you have. Besides, he said that while most people believe they are saving oil, and he acknowledges that oil can be a costly heating system, you’re really not saving at all because when you do get back and turn the heat up to heat the house, the system has to work twice as hard to heat the house. I imagine this could use more oil than you think you’re saving and it could cause more wear and tear on your boiler.

Second, he said you can have an anti-freeze service done to protect your pipes from freezing. The anti-freeze protects your system up to between 20 and 30 BELOW zero. What surprised me is that I didn’t know you can do this while you occupy your house and the heat is in use. This service lasts for 2-3 years and estimated cost is far less than it costs to fill up the typical 275 gallon oil tank! It sounds similar to winterizing a home - as real estate agents, we strongly advise local sellers to winterize their vacant homes during this season.

So I learned two very good options that I will gladly pass on to my clients and anyone else who is not sure what to do. I believe both these options would work if you own a home in Dutchess County: set your thermostat to at least 65 degrees, whether you are home or not, or, have an anti-freeze service done that will protect your heating system and home in the event of the coldest anticipated temperatures. If you want to save money, and who doesn’t - what’s less expensive: Options 1 or 2, or having to have the inside of your home rebuilt because frozen pipes have burst?

For more information on winterizing your home and contacting local, reputable general contractors and heat service companies, contact Kim Simms, a full-time licensed real estate salesperson and residential real estate consultant with Houlihan Lawrence Real Estate of East Fishkill, NY. She can be reached at ksimms@houlihanlawrence.com.

Posted by:  Kim Simms

Monumental events have always happened for me - particularly in years ending in double numbers. I am sooo absolutely excited about where I AM, where WE ARE as spirits living this human experience! I finally understand it is only necessary to live in the NOW. Not the past, not the future, but the only experience that is true reality - RIGHT NOW. Think about it - what influence can you impose from the past or in the future to be able to create what you want this minute? I love a good inspirational quote and this week’s quote is attributed to Oprah Winfrey: “…doing the best in this moment puts you in the best place for the next moment.” Savor it!

Wishing Everyone Love, Peace, and all Good Things in 2011!! Kim

Posted by:  Kim Simms