Should Real Estate Agents Winterize or Dewinterize a House?

Opening Context

I was recently asked indirectly by a seller if I could cut off the water main in their house. While it might sound simple, I’ve always purposefully avoided both winterization and de-winterization for two important reasons: liability & expertise.

For sellers, these tasks are best handled either by themselves (if they’re 100% confident they know what they’re doing) or, better yet, by licensed professionals who follow best practices and can provide documentation.

Real Related Stories Gone Wrong

Over the years, I’ve seen firsthand what can happen when people try to take shortcuts:

• De-winterization gone wrong: A water heater stopped working after being re-pressurized.

• DIY plumbing gone wrong: A leak from the second story down caused major water damage.

• Failure to de-winterize: After a snowstorm, a vacant house suffered hundreds of thousands in likely damage. I was the first to walk in and had to call the listing agent.

Should Agents?

💬 “A real estate agent should not dewinterize a house under any circumstance.” — ChatGPT

In light of my past experiences (and how even small favors can backfire despite disclaimers), it is absolutely not wise for an agent to accept the liability of winterizing or dewinterizing a house. There’s little to no upside compared to the downside.

Liability Risks

• Plumbing leaks & flooding: Pipes can burst the moment water pressure returns.

• HVAC & electrical hazards: Furnaces, water heaters, or pumps that haven’t been maintained may fail—or even cause fires—once restarted.

• Insurance gaps: Errors & omissions (E&O) coverage excludes physical work like plumbing or dewinterization.

• Brokerage prohibitions: Most firms specifically forbid agents from performing this kind of work.

• Direct causation: If you flip the switch, you may be the one blamed in court.

Industry Norms

• Most agents do not perform these tasks. The few that do risk major liability.

• Licensed contractors, plumbers, owners, or property preservation companies typically handle them.

• Lenders, relocation companies, and REO managers require professional documentation.

• The only defensible role for an agent is:

  • Facilitating access (unlocking the property).

  • Documenting condition with photos.

  • Communicating between seller and vendor.

Best Practices for Agents

• Decline to do it personally.

• Do not hire vendors on the seller’s behalf.

• Give guidance on the type of professional needed (e.g., plumber, preservation company).

• Provide access if necessary, but clarify you’re not performing or contracting the work.

• Put it in writing that the seller is responsible for all costs and liability.

What About Winterizing?

Winterizing is even riskier than dewinterizing.

• Missed steps = burst pipes: Forgetting to drain a line or add antifreeze can cause expensive damage.

• System complexity: Boilers, furnaces, and irrigation systems often have manufacturer-specific procedures.

• Insurance exclusions: Just like dewinterization, your E&O won’t cover property damage caused by DIY winterization.

Industry standard: Always use vendors. They provide receipts and sometimes warranties—protection agents simply can’t offer.

What you can safely do:

• Adjust thermostats for showings.

• Confirm whether utilities are on/off.

• Document leaks or damage with photos.

But the physical work belongs to professionals.

Bottom Line

Real estate agents should not accept the liability of winterizing or dewinterizing a property. These tasks are outside the scope of agency, excluded from insurance coverage, and often prohibited by brokerages.

My job is to market, negotiate, and protect my clients—and that includes protecting them (and myself) from risks best left to licensed pros.

FAQs

Can agents winterize a home for clients?

No. Agents should never personally winterize a home. It’s outside their licensed duties and exposes them to liability not covered by insurance.

Who is responsible for dewinterization before selling a house?

The seller is responsible. They should either do it themselves (if experienced) or hire a licensed contractor who can provide documentation.

What happens if winterization or dewinterization goes wrong?

Leaks, system failures, or flooding can cause thousands in damage. Without professional documentation, liability often falls on whoever performed the work.

How was this article written with ChatGPT?

I provided context about my past experiences, engaged with Chat GPT in a conversation, providing feedback on areas where I disagreed, and asked ChatGPT (GPT-5, September 2025) whether agents should winterize or dewinterize homes. It structured, rewrote, and polished the article for clarity and SEO while I added my personal insights.