WINTERIZATION:

PROCESSING GUIDE

Quest Preservation
16808 Armstrong Avenue
Suite 215
Irvine, CA 92606

Content Page
1. Introduction to Winterization2
2. Dry Winterization..3
a. Water Shut Off..3
b. Turn Off Utilities...4
c. Turn Off Water & Gas to Water Heater5
d. Draining Water Heater..5
e. Draining the System..6
f. Blowing Out the Lines......................8
g. Pouring in Antifreeze/Posting Stickers.9
3. Wet Winterization- Steam11
4. Wet Winterization- Radiant.12
5. Well System.15
6. FAQ.17

WINTERIZATION
Winterization is the process of preparing a property for winter in areas where the weather gets
very cold to the point of causing freeze damages to the propertys plumbing. This is completed
by turning off all utilities (electricity can remain on if needed for sump pump or dehumidifier,
but water MUST be turned off), completely removing the water out of the plumbing system (if
any water remains, it can expand the cause the pipes to burst), draining hot water heaters and
boilers, and pouring anti-freeze in all the fixtures. After these steps have been completed,
winterization stickers need to be posted on each fixture that has been winterized and on either the
front door or front window depending on client requirements. This lets whoever enters the
property know the property is winterized and when it was winterized.
There are 3 types of winterization:
1. Dry winterization Are completed on systems that heat the property using forced hot air.
Most properties have this type of heating system.
2. Wet Winterization- Steam- Are completed on systems that heat the property using steam
that is created by heated water.
3. Wet Winterization-Hot Water/Radiant- Are completed on systems that heat the property
using hot water heated in a boiler and pumped though the house.
PLEASE READ THE WINTERIZATION REFERENCE PACKAGE FOR A
MORE COMPREHENSIVE UNDERSTANDING OF THE WINTERIZATION PROCESS.
THIS IS A REQUIREMENT.

PROCESSING WINTERIZATION WORK ORDERS

All clients require the same procedures/photos for winterization with the exception of
some loan types that require some specific additional photos. These loan types will be
listed under the winterization guidelines for each client.
If a photo is missing from the list of required photos for a winterization, then the
winterization is not considered complete.
The system does NOT have to hold pressure for the winterization to be considered
completed. If the system does not hold pressure, we have to submit a bid to either repair
the pipes and re-test the pressure or have a licensed plumber inspect the plumbing system
and provide us with a bid.
Cleaning toilets is part of winterization unless the toilet is very dirty. In that case, follow
work order instructions and either BATF for toilet cleaning or bid toilet cleaning and
winterization. Toilet bowl and tank must also be empty.

DRY WINTERIZATION
Please follow the following steps when processing a dry winterization:
1. Read work order instruction regarding the winterization.
2. Review the photos to make sure we have every required photo for a winterization
3. Review the vendors PCR and Winterization Checklist. Look especially for any notes
they might have regarding any plumbing damages. Plumbing damages are not always
visible or easily recognized, so these notes from the vendors are crucial.
4. Prepare any bids we need to submit to client
5. Once the work order is ready on Fieldcomm, go over to clients website and start
uploading results.
6. Here are the before and after photos you need for a winterization:

Water Shut Off: This is the first step.

Before photo of the water meter before water is turned off
After photo of the water meter with a zip tie after water is turned off
BEFORE

AFTER

Turn off Utilities:

Before photos of the breaker box open and swtich tured off if not already off.
After photos showing winterization sticker on breaker box.
BEFORE

AFTER

Turn off Water Supply & Gas Supply to Water Heater

Before photos showing gas and water as on (if not already turned off)
After photos showing gas and water turned off

BEFORE

AFTER

Draining Water Heater:

Before photos will show the hot water heater, hose attached to hot water heater, water coming
out of the other side of the hose into either the outside or into a drain. Hot water heaters can also
be drained by letting the water out into a bucket
After photos will show winterization sticker on the hot water heater

BEFORE

AFTER

Draining the System:

Before/during photos will show all faucets on and any remaining water draining out of the
system.

After photos for this will be of the faucets with no water running after all the water has come
out. But those photos will not be labeled as after winterization. After winterization photos will be
after the anti-freeze is poured in and winterization stickers are posted on all winterized faucets.

BEFORE

AFTER

Blowing Out the LinesBefore photos will show the air compressor hooked up to kitchen faucet/ washer and dryer hook
up in order to blow out the line and make sure no water remains in the pipes. A gauge reading of
30PSI is also required to show the system holding pressure. This is performed for 20-30mins. A
clear photo of the PSI reading is required.
After photos- none

BEFORE

Pouring in Anti-freeze AND Posting Winterization Stickers

Before photos showing pink-antifreeze being poured into toilets, bathroom/kitchen sinks,
bath tubs, and dishwasher. Water cannot be left in the toilet bowls or tanks when pouring in the
anti-freeze. NOTE: The anti-freeze needs to be PINK ANTI-FREEZE.
After photos showing winterization stickers (the stickers vary per client) on all fixtures
winterized and either front window or door.
BEFORE

AFTER

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WET WINTERIZATION- STEAM

-Identified by the presence of a steam boiler and radiators
-All steps of dry-winterization must be completed
-The boiler is drained. All radiator vents are to be opened in the process and bleeder pins must
NOT be removed from the radiators.
-The heating system needs to be shut down after draining and pressurized to test for any leaks.
-The following photos are required for a Steam Winterization on top of all the necessary photos
for a dry winterization:

Photo of boiler draining

Photos of radiators draining (the bleeder valve will be at the middle or bottom of the
radiator)

BOILER DRAINING

RADIATORS DRAINING

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WET WINTERIZATION- RADIANT

-This category of winterization pertains to 3 types of heating systems:

Forced Hot Water (Radiators)

Forced Hot Water (Baseboards)
Radiant

RADIATORS
-Identified by presence of a boiler, radiators
-All steps of dry-winterization must be completed
-The boiler is drained. All radiator vents are to be opened and drained.
-The heating system needs to be shut down after draining and pressurized to test for any leaks.
-The following photos are required for a Radiant Winterization on top of all the necessary photos
for a dry winterization:

Photo of boiler draining

Photos of radiators draining (the bleeder valve will be at the top of the radiators)

BOILER DRAINING

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RADIATORS DRAINING

BASEBOARDS
-You will also know when you need to complete a wet winterization when you identify the
presence of boiler, baseboards
- All steps of dry-winterization must be completed
-The boiler is drained.
- The heating system needs to be shut down after draining and pressurized to test for any leaks.
-The following photos are required for a Wet Winterization-Baseboards on top of all the
necessary photos for a dry winterization:

Photo of boiler draining

Photos of baseboards draining
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RADIANT
-

A true radiant system involves piping in a propertys floors/walls through which hot
water runs to heat its rooms

All steps of dry-winterization and wet winterization are to be completed first

The radiant piping must be re-filled with antifreeze
The heating system needs to be shut down after draining and pressurized to test for any
leaks.

The following photos are required for a Radiant Winterization on top of all the necessary
photos for a dry and wet winterization:
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Radiant piping being re-filled with antifreeze

WELL SYSTEM
-If a property has a well system instead of municipal water, the well pump must be shut off and

the pressure tank drained in addition to any other applicable steps reviewed above
-To turn off the well pump:
-Shut the breakers off OR
-Use the disconnect switch near the well tank
-The system can be drained by using the pressure tank drain valve shown below at the red arrow

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FOR DRAINING A WELL SYSTEM AND DRY WINTERIZATION SYSTEM, THE PICTURES
SHOULD BE THE SAME. REFER TO PAGE 5.

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Frequently Asked Questions

Q. If a vendor gets to a property on a winterization work order and the property is already
winterized, what should they do?
A. First thing the vendor should do is check the date on the winterization sticker to determine when the
winterization was completed. Winterizations need to be completed once a year. Next, vendor needs to
perform pressure test to see if the winterization is still intact. After these two things are completed, vendor
must follow work order instructions on what to do next. Some work orders ask that we submit bids if the
property is already winterized regardless of the winterization being intact. Other work orders ask that we
re-winterize it without submitting a bid for it if the winterization has been compromised.
Q. What should the vendor do if the property is frozen on arrival?
A. Follow work order instructions. Most work orders will have the vendor submit bids to thaw the
property and complete a winterization but few work orders will have the vendor BATF on this.
Q. If a property is a condo or a multi-family unit where the water cannot be turned off to the whole
building, what should the vendor do?
A. Most clients ask that we shut off the water supply to the unit we are working on (there should be turn
off valves in the unit itself), and pour antifreeze in the kitchen/bathroom sinks, toilets, baths. Pressure test
cannot be completed. Always follow the specific instructions for each client.
Q. If a toilet is soiled with feces, do we need to clean it as part of the winterization?
A. No, if the toilet is very dirty we will need to submit a bid to clean it first, and hold off on completing
the winterization. Keep in mind, our clients do not like seeing these bids, so make sure the vendor is not
being lazy, and only submit these bids when the toilet is too dirty to clean as part of the winterization.
Q. What if the vendor posted the wrong winterization stickers?
A. Then the vendor needs to return to the property and post the correct winterization stickers. The work
order might not get RTVd, but there is a very high possibility that we will not get paid for the
winterization if we use the wrong stickers.

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