Preparing Your Plumbing for Extended Absences: A Snowbird’s Guide

For the thousands of seasonal residents who call southeastern Arizona home during the cooler months, properly preparing your home’s plumbing system before heading back north is crucial. At Struse Plumbing & Air, we’ve seen firsthand how a properly winterized home can avoid costly disasters, while homes left unprepared often suffer significant damage during their owners’ absence.

This comprehensive guide will walk you through the essential steps to protect your southeastern Arizona home’s plumbing system during those extended summer absences, saving you potential headaches and thousands in repairs.

Why Proper Shutdown Matters in Southeastern Arizona

Our unique desert climate presents specific challenges for seasonal residents:

• Extreme temperature fluctuations: While snowbirds typically leave before the intense summer heat, spring and fall temperatures can still swing dramatically between day and night
• Hard water deposits: Our region’s exceptionally hard water can cause significant issues in dormant plumbing systems
• Monsoon season challenges: Humidity spikes during the late summer monsoon can create condensation issues in vacant homes
• Pest concerns: Without regular water use, drains can dry out, allowing desert critters seeking moisture to enter your home

A proper shutdown addresses these specific regional concerns while protecting your investment.

Your Complete Plumbing Shutdown Checklist

1. Main Water Supply Decisions

Unlike in northern climates where complete water shutoff is standard, southeastern Arizona residents have options based on absence length and home monitoring arrangements:

Option A: Complete Water Shutoff (Recommended for 3+ month absences)

1. Locate your home’s main water shutoff valve (typically near the water meter or where the main line enters your home)
2. Turn the valve clockwise until completely closed
3. Verify shutoff by opening a faucet at the lowest point in your home
4. Leave the faucet open to release pressure and allow for drainage

Option B: Partial Shutdown (For absences with regular home checks)

1. Turn off water to specific appliances and fixtures (toilets, ice maker, washing machine)
2. Consider installing an automatic water shutoff system with moisture sensors
3. Maintain minimal water flow to landscape irrigation if needed (using a separate valve)

Pro Tip: Take photos of all valve positions before turning them off to remember their normal operating positions upon return.

2. Water Heater Protection

Your water heater requires special attention during extended absences:

For Traditional Tank-Style Heaters:

1. For complete shutdown: Turn off the power/gas supply to the heater
2. Drain the tank completely to prevent sediment accumulation:
   • Turn off the cold water supply valve to the heater
   • Connect a garden hose to the drain valve at the bottom of the tank
   • Open the valve and allow the tank to drain (approximately 15-20 minutes)
   • Close the drain valve and disconnect the hose

For Tankless Water Heaters:

1. Turn off the power/gas supply
2. Shut off both water supply valves to the unit
3. If your model requires it, perform a vinegar flush before leaving (check manufacturer instructions)

Local Consideration: Due to southeastern Arizona’s extremely hard water, annual draining is essential even for non-seasonal residents, but especially important before extended absences.

3. Appliance Preparations

Dishwasher:

1. Run a cycle with vinegar to clean and disinfect
2. Prop the door slightly open to prevent mold and odors

Washing Machine:

1. Turn off both hot and cold water supply valves
2. Run a short cycle with vinegar to clean the tub
3. Leave the door open to prevent mildew

Refrigerator/Ice Maker:

1. Turn off the water supply to the ice maker
2. Empty the ice bin completely
3. Consider unplugging or setting to “vacation mode” if available

Regional Tip: In our dry climate, leaving appliances completely bone-dry is crucial to prevent mineral buildup when water evaporates.

4. Drain Protection Strategies

Protecting your drains during absence is particularly important in our desert environment:

1. Pour 1/2 cup of mineral oil into each drain (sinks, showers, tubs, floor drains)
   • This creates a barrier that prevents evaporation while blocking sewer gases and pests
2. For toilets:
   • Clean thoroughly
   • Flush, then add 1 cup of white vinegar to the bowl
   • Cover with plastic wrap to prevent evaporation while allowing for expansion

Local Consideration: Tombstone and Bisbee homes particularly need this step, as their older plumbing systems are more vulnerable to sewer gas issues.

5. Irrigation Systems

Our arid environment requires special attention to irrigation systems:

1. For complete shutdown:
   • Turn off the main valve to the irrigation system
   • Set controller to “off” position (don’t just pause the schedule)
   • Open drain valves at low points in the system
2. For maintained landscapes with caretakers:
   • Adjust watering schedules for summer heat (typically early morning only)
   • Ensure rain sensors are functioning properly for monsoon season
   • Consider installing a smart controller that adjusts based on weather conditions

Regional Advice: In Cochise County’s hard water areas, consider running a vinegar solution through drip irrigation lines before shutdown to prevent mineral buildup.

Beyond Basic Shutdown: Advanced Protection

Water Leak Detection Systems

For the ultimate peace of mind, consider installing a comprehensive water leak detection system:

1. Whole-house water monitors that attach to your main water line and detect unusual flow patterns
2. Point-of-use sensors placed near vulnerable areas (water heater, under sinks, behind toilets)
3. Automatic shutoff systems that can cut water flow when leaks are detected

These systems range from $200-$700 but can save thousands in potential water damage. Many can be monitored through smartphone apps, allowing you to keep tabs on your home from anywhere.

Humidity Control Considerations

While our climate is generally dry, the summer monsoon can bring humidity spikes that affect plumbing:

1. Set your home’s air conditioning to maintain temperature below 85°F
2. Consider a dehumidifier in problem areas with a drain line to a sink
3. Ensure proper ventilation in enclosed spaces with plumbing (under sinks, utility rooms)

Professional Services Worth Considering

For ultimate protection, these professional services are worth their cost:

1. Pre-departure plumbing inspection: A professional can identify potential failure points before they become problems
2. Home watch services: Local companies can check on your home regularly, running water briefly through all fixtures
3. Professional winterization service: For complete peace of mind, have our Struse Plumbing professionals handle the entire process

When You Return: The Proper Restart Process

Properly reactivating your plumbing system is just as important as shutting it down:

1. Main Water Supply Restoration

1. Close all faucets and spigots throughout the home
2. Slowly turn on the main water valve (too much pressure too quickly can damage pipes)
3. Turn the valve halfway, wait 5 minutes, then open fully
4. Check for leaks at all visible pipe connections

2. Fixture and Appliance Reactivation

1. Run all faucets one at a time for 2-3 minutes
2. Flush toilets several times
3. Run appliances through empty cycles before using

3. Water Heater Restart

For traditional tank heaters:

1. Ensure the tank is full by opening a hot water tap until water flows smoothly
2. Only then restore power/gas to the unit

For tankless heaters:

1. Open water supply valves
2. Purge air from the lines before restoring power

4. Water Quality Check

After extended dormancy, test your water quality:

1. Run cold water for several minutes until clear
2. Check for unusual odors or discoloration
3. Consider a simple water test kit to verify quality

Common Issues Specific to Southeastern Arizona Homes

Based on our decades of service to seasonal residents, these are the most common issues we encounter in improperly winterized homes:

1. Pressure Regulator Failures

The high water pressure common in many Cochise County water systems can damage pressure regulators during restart. Signs of failure include:

• Banging pipes
• Fixtures that leak only when not in use
• Unusual pressure fluctuations

2. Scale Buildup Blockages

Our exceptionally hard water can create complete blockages during absence:

• Most common in rarely-used guest bathrooms
• Often affects shower heads and aerators first
• Can completely block small supply lines to ice makers and humidifiers

3. Cracked Toilet Tanks

Surprisingly common in our region due to:

• Mineral buildup on tank mechanisms
• Temperature fluctuations causing expansion/contraction
• Internal tank leaks that go unnoticed during absence

4. Irrigation System Failures

Particularly vulnerable to our harsh summer conditions:

• UV damage to exposed components
• Valve failures from mineral deposits
• Pressure buildup in closed systems during extreme heat

Special Considerations for Different Cochise County Areas

Sierra Vista and Fort Huachuca

• Higher elevation means greater temperature fluctuations
• Municipal water system has specific pressure characteristics
• More susceptible to monsoon-related issues

Bisbee and Historic Districts

• Older homes often have galvanized or mixed-material plumbing
• Require more thorough drainage due to complex plumbing routes
• May have historical restrictions on visible system modifications

Rural Properties and Well Systems

• Require special attention to pumps and pressure tanks
• May need professional servicing of water treatment systems
• Should consider backup power systems for critical components

Create Your Personalized Shutdown Plan

The best protection comes from a customized plan based on:

• Your home’s specific plumbing configuration
• The expected length of your absence
• Whether you’ll have regular home checks
• Your property’s unique vulnerabilities

We recommend creating a detailed checklist specific to your home, with photos and notes about the location of key valves and components. Keep this information both at your winter and summer residences for quick reference.

Conclusion: Peace of Mind is Worth the Effort

Taking the time to properly prepare your southeastern Arizona home’s plumbing system before your seasonal departure is one of the most important ways to protect your investment. The few hours spent on proper shutdown can prevent thousands of dollars in damage and the tremendous stress of handling repairs from afar.

At Struse Plumbing & Air, we’re committed to helping our seasonal residents enjoy worry-free time away from their Arizona homes. Whether you choose to handle the process yourself using this guide or prefer our professional winterization services, ensuring your plumbing system is properly prepared for your absence is simply smart homeownership.

For personalized advice specific to your home or to schedule a pre-departure inspection, contact our team of Cochise County plumbing experts. We understand the unique challenges of desert living and seasonal residency, and we’re here to help protect your southwestern retreat while you’re away.

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This article is provided for informational purposes only and does not constitute professional advice. For specific recommendations for your home, please consult with a licensed Struse Plumbing professional familiar with southeastern Arizona conditions.