Is a house on the market treated as vacant?

It can be if nobody lives there, even when it is staged and shown. Ask your agent and insurer how your policy defines vacancy and whether a specific endorsement is available.

Do showings create a risk?

Agents and buyers sometimes adjust thermostats or leave doors open. A note by the thermostat and a quick check after busy showing days help catch problems.

Winterizing a Vacant Denver House or Rental Unit Checklist

Option A: Keep heat on and water on

Common for short vacancies and homes being shown for sale.

Thermostat set well above freezing, ideally confirmed by a remote sensor
Furnace serviced and filter changed before the vacancy
Cabinet doors under sinks on exterior walls left open
Garage doors closed and locked
Leak sensors under sinks, by the water heater and near the main
Someone inside the house on a regular schedule, including after cold snaps

Option B: Shut off and drain

Often used for longer vacancies. A plumber can do this properly.

Before leaving: Close the main valve and turn off the water heater according to its instructions.
Next: Open faucets from the top floor down, then drain the lowest point to empty the lines.
Then: Flush toilets to empty tanks. A plumber may add plumbing antifreeze to traps and toilets.
Last: Label the main valve and leave a note listing what was done.
During the vacancy: Keep some heat on to protect finishes, and inspect inside on a schedule.
When reoccupied: Refill lines slowly and watch every fixture and ceiling for leaks.

Questions for your plumber or property manager

Can every line be drained, or are there low spots that will hold water?
Should the water heater be drained or kept on low?
Does the fire sprinkler system, if any, need special handling?
Are there smart thermostats or remote sensors that can alert me?
Who will check the property, how often and what will they look for?

Inspections that actually work

Drive-by checks miss most leaks. A good inspection means going inside, checking the thermostat reading, looking at ceilings below bathrooms, opening sink cabinets, checking the basement floor and listening for running water. Note the time and anything unusual.

Schedule an inspection after every cold snap, especially on the day temperatures rise again. That is when a pipe split during the freeze is most likely to start leaking.

Common questions

Is a house on the market treated as vacant?: It can be if nobody lives there, even when it is staged and shown. Ask your agent and insurer how your policy defines vacancy and whether a specific endorsement is available.
Do showings create a risk?: Agents and buyers sometimes adjust thermostats or leave doors open. A note by the thermostat and a quick check after busy showing days help catch problems.

General information for Denver, not a quote or professional advice. In an emergency, call 911.