The short answer
Start with a Complete Shutdown
Before leaving the unit vacant, locate and turn off the main water shutoff valve. This simple step prevents catastrophic flooding from a burst pipe or a slow leak. Also, consider shutting off water to individual appliances like the washing machine, dishwasher, and ice maker. These are common sources of leaks that can go unnoticed for weeks in an empty home.
Drain all water lines after shutting off the supply to remove any standing water. Flush toilets and run faucets briefly to clear the pipes. Empty and dry the refrigerator's drip pan and the air conditioner's condensate line. These small reservoirs of water can evaporate and raise indoor humidity, creating a perfect environment for mold growth.
Manage Indoor Climate and Ventilation
Do not turn off the HVAC system completely. Maintain a consistent temperature, ideally between 60 and 80 degrees Fahrenheit, to prevent condensation on cold surfaces. Use a dehumidifier set to keep relative humidity below 50 percent. This is a critical defense, as mold spores need moisture to activate and colonize building materials.
Ensure proper airflow by leaving interior doors open and using ceiling fans on a low setting. If the home has an exhaust fan in the bathroom, set it on a timer to run periodically. In Oklahoma City, seasonal humidity spikes can occur. Keeping air moving discourages stagnant, moist pockets where mold can begin to form on walls or in closets.
- Set the thermostat to a steady, moderate temperature.
- Run a dehumidifier to maintain humidity below 50%.
- Leave interior doors and cabinet doors ajar for air circulation.
- Use ceiling fans on a low setting to move air.
- Consider timer switches for exhaust fans in bathrooms and kitchens.
- Check that all dryer and bathroom vents are clear and exhausting outside.
Establish a Regular Inspection Routine
Someone must check on the vacant property regularly, at least every two weeks. The inspector should look for signs of water intrusion, such as stains on ceilings or walls, buckling floors, or a musty odor. They should also verify that the sump pump, if present, is operational and that gutters and downspouts are clear to direct water away from the foundation.
During inspections, walk through every room and use all senses. Feel walls for cool, damp spots. Look under sinks and around toilets for moisture. Listen for the sound of dripping water. Document each visit with notes and photos to track the property's condition. This record can be vital if you need to file an insurance claim for sudden damage.
Address Water Intrusion Immediately
If you find any water during an inspection, you must act fast. Mold can begin growing in less than two days. Your first step is to stop the source, whether it's a leaking pipe, a faulty appliance valve, or rainwater coming through a window. Then, remove all standing water and wet materials as quickly as possible to limit damage.
For significant water, contact local water damage pros for emergency water extraction and structural drying. They use moisture meters and infrared cameras to find hidden dampness inside walls or under floors. Thorough drying is the only way to prevent a mold problem from taking root after a leak. Policies vary, and your insurer decides what is covered.
Clean and Prepare the Space Before Vacancy
A deep clean before vacancy removes organic material that mold uses for food. Vacuum and wipe down all surfaces, especially in kitchens and bathrooms. Remove all trash, food items, and cardboard boxes, as these can hold moisture. Clean refrigerator coils and empty the drip pan to prevent future leaks and reduce ambient humidity in the space.
Consider applying a mold-inhibiting primer to bare drywall or wood in basements, bathrooms, or other prone areas. Ensure all plumbing repairs are complete and that seals around tubs, showers, and sinks are intact. A well-sealed and clean unit is far more resilient to the damp conditions that lead to mold during periods of no occupancy.
- Thoroughly clean all surfaces to remove dust and food residues.
- Dispose of all trash, leftover food, and perishables.
- Remove cardboard boxes, which absorb moisture and can feed mold.
- Check and repair caulking and grout around tubs, showers, and sinks.
- Clean refrigerator coils and ensure the drip pan is empty and dry.
- Consider using mold-resistant paint or primer in susceptible areas like basements.
Talk to someone now
Phones are answered 24/7 for Oklahoma City and nearby communities.
Call Now (405) 565-9833Frequently asked questions
How often should I check a vacant property?
Inspect a vacant unit at least every two weeks. More frequent checks are wise after heavy storms or during seasonal shifts in humidity. Look for leaks, condensation, and any signs of moisture intrusion during each visit to catch problems early.
Should I leave the air conditioner on in a vacant home?
Yes, you should leave the HVAC system running to control temperature and humidity. Set the thermostat to maintain a consistent, moderate temperature and use a dehumidifier if needed. This prevents condensation and keeps the air dry, which is essential for mold prevention.
What should I do if I find mold during an inspection?
If you find mold, first identify and fix the moisture source. For small areas, you may clean it with appropriate solutions. For larger growth or if it's inside walls, contact a mold assessment professional. Do not disturb large colonies, as this can spread spores.