Preventing Water Damage While You Travel

The single most effective step is closing the main water valve before you leave. If you need water for irrigation or a pool auto-fill, ask a plumber about isolating those lines so the house can be shut off while the yard stays on.

Set the water heater to vacation mode or turn it down. If you shut off the main water, turn off the water heater as well, following the manufacturer's instructions.

Phoenix homes should not sit without cooling in summer. Leave the AC set to a higher temperature, often around 85 degrees, to protect the house and its contents. Make sure the condensate drain line was cleared recently so it does not overflow while you are gone.

Battery leak sensors near the water heater, washer, sinks and AC closet can alert your phone. Smart shut-off valves can close the main automatically when a leak is detected.

Turn off the washer supply valves and the refrigerator ice maker line. These are common sources of leaks in empty homes.

If you will be away during monsoon season, have the roof checked, clear gutters and slider weep holes and move patio furniture that could blow into windows.

Have a neighbor, friend or property manager walk through the house every week or two. They should look under sinks, around the water heater and AC closet and at ceilings. Leave them a contact for a plumber and a restoration provider.

Some policies limit coverage if a home is vacant or unoccupied for long periods. Read yours and ask your agent before a long trip.

Open the main valve slowly, check under sinks and around the water heater for drips, and look at ceilings. Check the water meter for movement with everything off. See water cleanup if you find water.

Summer is when the AC works hardest and when many families travel. A drain line that clogs while the house is empty can overflow for days. Have it cleared before you leave and make sure a float switch is installed.

A smart thermostat lets you check the house temperature from your phone. A sudden rise can mean the AC shut off, which could be a tripped float switch from a clogged drain.

Pool pumps, filters and auto-fill valves can leak. Have the pool service check the equipment before you leave.

Found water when you got home? Call (602) 878-5475 for a local provider.

Drip and sprinkler systems keep running while you are away. A broken line can flood a yard and wet the foundation for weeks. Check the system before leaving and ask the person checking the house to look for wet spots or water running to the street.

A running toilet or dripping faucet wastes water and can overflow if a drain clogs. Fix them before a trip.

If you leave during monsoon season, ask your house checker to walk through after big storms and look at ceilings, sliders and doors.

Main valve off, water heater down, AC on at a safe setting, washer and ice maker off, drain line cleared, someone checking in.

Show them the main valve, the water heater and AC closet, and the breaker panel. Leave numbers for a plumber, an HVAC company and a restoration provider. Ask them to send photos of ceilings and under sinks during each visit.

Five minutes before you leave can save weeks of drying when you get back.

Before your next trip, practice closing and reopening the main valve so you know it turns easily. If it is stuck, have a plumber replace it.

Coming home to a dry house is worth the few minutes it takes to shut off the water, set the AC and line up someone to check in while you are away. Make it part of your packing list so it happens every time you leave home.

Shut off the main, keep the AC running at a safe setting, clear the drain line, add leak sensors and have someone check in. A few minutes before you leave can prevent weeks of hidden damage.

Questions about preventing water damage while you travel? Call (602) 878-5475 to reach a local North Phoenix provider, 24 hours a day.