winterising boiler and house (Help)

[Deleted User] · March 2006

Simply putting antifreeze in the traps is not a guarnatee that they antifreeze may not evaporate, andyoui come home to a stinking mess from sewer gas from your septic system, or worse.

I always put Saran wrap over the bowls of the toilets to keep them from seeing evaporation. I also plug off any sink outlets I can for the same reason. Also take some saran wrap and ball it up and shove it into the overflow ports on lavatories.

Lastly, pour some antifreeze into the over flow tubes of the toilets, then stuff some Saran wrap into the overflow tube as well.

I didn't use to do any of this stuff when I winterized my mountain homes, and I'd come back every spring to the stinkingest house you've ever seen, or smelled. Finally got smart, and have not had to suffer through that since.

ME

Dave_4 · March 2006

hi everyone i have a house that i will be away from for a few years it has a buderus boiler with Lt hot water tank

can someone give me tips i don't want to heat a house that i wont be in is it safe to drain the boiler and tank and let it be?

i will also drain all the water supply lines and will leave antifreeze in all the sink traps to prevent sewer gas from coming in side the house.

i have a compressor can someone give me some tips on how i can get all the water out of my baseboard loops and water lines in the house so they don't brake.

and any other house winterising tips

thank you
Brian

Brad White_40 · March 2006

Yeah, I would't rent to my family either, Brian

If I were to do a dry lay-up of any system, I would run dry compressed air through it for a week then take a shop vac with wet mop-up attachments and -yes- some duct tape. And suck that sucker dry the other way sort of a reverse purge.

Then before laying up, I would purge again with dry nitrogen and cap it tight at about 5 psig.

I would not use glycol in the closed system. It will break down especially when air is present and can be food for some anaerobic bacteria. Yes, the stinky "who- me?" kind.

Nick L. in Vt · March 2006

shutting down

i really recommend finding a professional in your area to do the job. they may find the trouble spots you may not know are there. seen too many homes in our area wrecked, not worth saving a couple of bucks to do it yourself.

Adam_20 · March 2006

You must be aware that you may have low points that may not be able to be drained . Alot of house that are vacated for some time end up with sprinkler systems because low points could not be adequately drained .This why some contractors pump in some polypropelyne glycol {non toxic] into waterlines to prevent bursting . Make sure the city shuts the water off to the property and drain the line to property . Jacuzzi pumps need to have some glycol pumped through them . There is alot involved for your piece of mind I would call a contractor .

Dave_4 · March 2006

i have 2 mains in my house that everything t-s off from i could drop the 2 main out and and redo it when i get back if i have to redo my baseboards when i get back i don't care
gives me a good reason to put in panel rads ;-) i just don't want the nice boiler to be damaged.

Weezbo · March 2006

there are alt of things to consider...

appliances they may have plastic fittings that will easily crack with even a little bit of water in them,plumbing fixtures sometimes have "hidden" water in them,valves often have water hiding out inside them also ,as do shower valves,tanks of thrones also have to be given a shot of propyline..and when you speak of Years....thats alot of evaporation time.....ever consider a Building management monthly check up on your property?

might completely block off the incomming sewer at the clean out with a "Donkey er..."4" test bladder.

Brad White_40 · March 2006

Listen to Weezbo

He lives in Alaska for crying out loud, where you have to drain and dry your system just to leave for work every day, it is that cold....

They are a tough and hardy lot...

Dave DeFord_3 · March 2006

Bad Idea...

Not just the heating system is going to suffer. Since you live in an area that freezes you don't just have to consider your heating/plumbing system. The plaster will also suffer. If you let your house freeze the paint will peel from any plaster if you have it. The moisture in the drywall will also freeze making a mess of that. I would talk to a contractor in your area and get their take on what you want to do. Many of them have seen houses that froze and can tell you what to expect. If there is any place that a critter might get in the house they can make a mess of the house in just a couple of months. Another thing to think about is the possibility of theives and vandals. I might look for someone to house sit for the time you will be away. Many times you can find someone that will house sit for the price of the utilities. You don't get any rent but you also don't get a trashed house when you come back. It sounds like you don't want to sell the house but that is always an option. Just some thoughts - I've been away from my house since the 11th of July last year so I've been down this road. Best of luck.

Nick L. in Vt · March 2006

vacant homes in N.E.

there are many homes in our area that use low temp alarms and the caretakers are a cottage industry, they take their work seriously mistah

Dave_4 · March 2006

wow this sucks now i don't know what to do.
i don't want to sell this house and if i have have someone in here they could screw me on all the utilities and take a year to get them out.
i heard of a landlord getting screwed by someone they left there bath tub water on all day and night for 3 months they put a lean on the house. so i don't want that.

dam this sucks i live in Connecticut and work for a plumber and we never had to work with something like this

i keep my house heated at 72F with boiler temps around 140 on a -0F day and use 275 gal in the winter if i keep the house at 55F this would save my plumbing but how much oil do you think it will take? still 275gal or less? how much less would you think?

Brian

rep · March 2006

Don't over think

it. I leave two places in Montana every year.

Drain the boiler and and add oxygen scavenger when you refill.

Blow out the water lines with compressed air and fill the traps, toilet bowls and tanks with RV antifreeze. Turn off the water main.

Plugging the sewer cleanout sounds like a good idea.

Set out rat poison. Turn off the unused breakers.

Don't forget to floss everyday, say your prayers and pay your taxes.

GusHerb · March 2006

have you ever considered the sewer smell might keep the burglars away.

Drew_2 · March 2006

Freeze protection

Ill start with bacterial infestation. If you use raw propylene glycol and leave it in the system for 5 years it could have an affect on the system. If you use a good boiler antifreeze like Noburst (Wow, we make that) the bacteria have a difficult time surviving in the inhibitor that we use. I have some Noburst 100, cut 50% with water that has copper pipe, steel bolts and a chunk of cast iron in it. This has been there for close to 3.5 years and looks and tests like new, with no corrosive effects to the metals.

M.E. is correct about the evaporation of PG antifreeze that has been diluted with to much water (RV antifreeze). PG evaporates very slowly, but the water very quickly. A solution of 70%PG/30% water will lose about 40% of its volume during a 6 month period. 100% PG will lose around 7% of the volume in the same time period. Hope this helps.

winterising boiler and house (Help)

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