# Protecting an Empty Saint Paul House Through Winter > Winterization, vacancy insurance clauses, snow removal duties, and when selling beats maintaining an empty house. URL: https://webuyhousesinsaintpaul.com/guide/protecting-empty-house-minnesota-winter/ Last-Modified: 2026-10-05 Tags: protect vacant house winter minnesota, winterize vacant house minnesota, frozen pipes vacant house Seller Guide # Protecting an Empty Saint Paul House Through a Minnesota Winter Winterization, vacancy insurance clauses, snow removal duties, and when selling beats maintaining an empty house. Updated October 5, 2026 5 min read Reviewed by Ryan Quade [/about/ryan-quade/ →](/about/ryan-quade/) ![Snow-covered Saint Paul house with icicles on the eaves](/images/featured/snow-covered-saint-paul-house-with-icicles-on-the-.webp) ## Why Is Winter the Riskiest Time for an Empty House? Winter is the riskiest time for an empty house because undetected freezing temperatures cause pipes to burst, turning minor maintenance issues into catastrophic water damage. Our team knows how quickly a property can deteriorate when no one is around to catch these small issues. State Farm data from 2024 through June 2025 shows the average claim for a frozen pipe rupture exceeds $30,000. A St. Paul winter averages 20 to 30 days with below-zero temperatures, leaving unprotected plumbing highly vulnerable. We always urge owners to establish a solid protection plan from November to March. This guide covers the basics of securing an empty property and knowing when to sell a vacant house in Saint Paul [/sell-vacant-house-saint-paul/ →](/sell-vacant-house-saint-paul/) . The strategy below breaks down the main hazards and the exact workarounds that actually prevent damage. ## Option 1: Keep the Heat On ![Thermostat set low beside a frosted window](/images/content/thermostat-set-low-on-a-wall-beside-a-frosted-wind.webp) Keeping the heat on at a minimum of 55°F is the simplest way to prevent plumbing from freezing if the house will be shown or occupied soon. Our clients usually prefer this method when they expect real estate showings during the winter. Setting the thermostat any lower than 55°F increases the risk of cold spots developing inside exterior walls. A modern smart thermostat like a Google Nest or Ecobee provides essential peace of mind. We highly recommend using these devices because they send immediate freeze alerts directly to a smartphone if the furnace fails. To make an active heating strategy work effectively: - Have an HVAC technician service the furnace or boiler before November. - Set the thermostat to at least 55°F to maintain safe baseline temperatures. - Open cabinet doors under sinks on exterior walls to let warm air circulate. - Install a Wi-Fi-enabled temperature sensor for remote freeze alerts. - Keep a local backup contact who can respond quickly to alarms. ## Option 2: Winterize **Professional winterization** eliminates the risk of burst pipes by completely draining the water supply and sealing the system. This is the safest route if the property will sit completely unheated for months. Our team considers this the gold standard for long-term vacancies in Minnesota. A typical professional winterization in the Twin Cities costs a few hundred dollars. This small expense prevents catastrophic losses that average $30,000 per insurance claim. A proper winterization includes several critical steps: - A licensed plumber shuts off the main water valve and drains all supply lines. - The water heater is completely drained and deactivated. - Non-toxic Propylene Glycol RV antifreeze is poured into all P-traps, sinks, and toilets. - Boiler heating systems are cleared using compressed air to remove all trapped moisture. ![Plumber winterizing water lines in an empty home](/images/content/plumber-draining-water-lines-and-winterizing-a-bas.webp) Our experience shows that skipping the antifreeze step often leads to cracked toilet bowls by January. Winterizing fully protects the plumbing but means the house lacks running water for buyers or contractors. ## Check Your Insurance Now Standard homeowners policies include a **vacancy clause** that voids coverage for specific damages once a home sits empty for 30 to 60 consecutive days. We constantly remind owners that a standard policy does not fully protect an unoccupied property. Insurance carriers view empty houses as high-risk properties because minor leaks can run unnoticed for weeks. Once the 30 or 60-day window expires, typical Minnesota policies exclude coverage for vandalism, malicious mischief, glass breakage, and water damage from frozen pipes. Call your insurer immediately and ask these specific questions: - Does this exact policy restrict coverage after 30 days or 60 days of vacancy? - Are there mandatory requirements to keep the coverage active, such as professional winterization or weekly inspections? - Do I need to purchase a separate vacant property policy or an endorsement rider? Get all of these answers in writing to ensure the property remains legally protected throughout the winter. ## Snow, Ice and Security Securing an empty house means actively managing the exterior to deter break-ins and strictly complying with local maintenance ordinances. Saint Paul City Ordinance Chapter 113 requires owners to remove snow and ice from public sidewalks within 24 hours of a winter weather event. Failing to shovel the full width of the sidewalk can trigger a city abatement, resulting in steep fees added directly to the property taxes. Hiring a reliable local contractor is a smart move if you do not live nearby. | Task | Why it matters | | --- | --- | | Sidewalk snow and ice removal | Owners must clear walks within 24 hours under St. Paul rules. | | Roof and ice dam checks | Ice dams can push water inside an unheated attic edge. | | Lock and secure all openings | Empty homes attract property theft and unauthorized squatters. | | Light timers and mail forwarding | A lived-in look actively discourages trouble and vandalism. | | Regular walk-throughs | Weekly checks catch leaks early before they cause massive structural damage. | If nobody is local, hire a property service or ask a trusted neighbor to handle the physical checks. The guide for heirs selling from outside Minnesota [/guide/selling-inherited-home-from-outside-minnesota/ →](/guide/selling-inherited-home-from-outside-minnesota/) has more on coordinating from a distance. ## When Does Selling Beat Maintaining? Selling beats maintaining when the ongoing holding costs, insurance limitations, and maintenance burdens outweigh the benefits of waiting for a spring market. We see many owners underestimate the sheer expense of heating and securing an empty property for five months. Protecting an empty house is doable, but the utility bills, vacant insurance premiums, and snow removal contracts drain funds quickly. Our guide to the cost of holding a vacant house in Saint Paul [/guide/cost-of-holding-vacant-house-saint-paul/ →](/guide/cost-of-holding-vacant-house-saint-paul/) helps you add those numbers up month by month. A neglected property also risks entering the Saint Paul Vacant Building Registration program, which charges annual fees starting around $2,459 for non-compliant empty homes. A sale might make more financial sense when: - Nobody plans to live in or rent the house soon. - The property sits far away and weekly checks are difficult to arrange. - The house requires significant repairs that cannot happen until spring. - Securing vacant home insurance is prohibitively expensive or severely limited. - The property is at risk of triggering municipal vacant building registration fees. A successful sale can absolutely happen in the middle of winter. Some exterior items are harder to see under snow, so transparent disclosure and honest conversations matter more. Ryan can evaluate the house as it is and provide a written outline. We encourage owners to use this evaluation to weigh an immediate sale against another few months of winter holding costs. Taking action now saves money and removes a massive seasonal worry. Contact the office today to get a cash offer and skip the winter maintenance entirely. This guide is general information for Saint Paul and Minnesota sellers, not legal, tax or financial advice. Rules change, so confirm current requirements with the official source or a qualified professional. Frequently Asked ## Quick Answers ### Should I shut off water in a vacant house? Winterizing, which includes shutting off and draining the lines, is common for homes left unheated. Follow your insurer's terms. ### What heat setting prevents frozen pipes? Keep heat on at a safe minimum if the home isn't winterized. Many people use the mid-50s Fahrenheit, but ask your insurer or a plumber. ### How often should someone check the house? Regularly, and after cold snaps and storms. Many insurers require periodic inspections of vacant homes. ### Can I sell the house in winter? Yes. Some exterior items are harder to see under snow, but sales happen year-round. Still have a question about your property? Ask Ryan directly. There is no obligation and no pressure to decide. Talk With Ryan [/contact-us/ →](/contact-us/) Sell a Vacant House in Saint Paul For owners carrying an empty or unwanted Saint Paul property. Learn more about Sell a Vacant House in Saint Paul [/sell-vacant-house-saint-paul/ →](/sell-vacant-house-saint-paul/)