Omaha Fall Checklist: 10 Jobs Before the First Freeze

Omaha's average first freeze lands in the middle of October, and the first hard freeze follows within a few weeks. The jobs below take a weekend or two and prevent most of the calls we get in January. Do them in roughly this order.

1. Disconnect and Drain Garden Hoses

A hose left on the spigot traps water in the pipe inside the wall, and that is the single most common frozen-pipe failure we see. Disconnect every hose, drain it, and if your home has interior shutoffs for the exterior faucets, close them and open the outside tap to drain the line.

2. Have the Furnace Serviced

Schedule a furnace tune-up before the heating season starts, when technicians still have open calendars. Replace the filter now and put the next replacement on your calendar. If the furnace is older than fifteen years, ask the technician for an honest read on its condition so a failure in January is not a surprise.

3. Test the Sump Pump

Pour a bucket of water into the pit and watch the pump cycle. Check that the discharge line outside is clear and slopes away from the house, and that it will not freeze solid where it exits. If you have a battery backup, test it too. Our post on sump pumps in a power outage explains why this matters so much in Omaha.

4. Clean the Gutters After the Leaves Drop

Clogged gutters cause ice dams, and ice dams push water under shingles. Clean them once the trees are mostly bare, and make sure downspouts extend at least four feet from the foundation. This is also the time to walk the property and look for chimney problems if you have a fireplace.

5. Seal Drafts

Check weatherstripping on exterior doors, caulk gaps around windows, and seal the places where pipes, cables, and dryer vents pass through exterior walls. These same gaps let cold air reach pipes. The frozen-pipe guide lists the usual spots.

6. Insulate Exposed Pipes

Any water line in an unheated space, including the garage, a crawl space, or along an exterior basement wall, gets foam pipe insulation. It costs a few dollars per length and takes minutes.

7. Reverse the Ceiling Fans

Set fans to run clockwise at low speed so they push warm air down from the ceiling. It is a small efficiency win, and it is free.

8. Check Smoke and Carbon Monoxide Detectors

Furnace season is carbon monoxide season. Replace the batteries, press the test button, and replace any detector older than ten years.

9. Service the Chimney

If you burn wood, have the chimney inspected and swept before the first fire. Creosote buildup is the leading cause of chimney fires.

10. Program the Thermostat

Set a schedule that keeps the house at a reasonable temperature overnight rather than letting it drop too far. A pipe in an exterior wall freezes because the house got cold, not because the weather did. Our list of ways to make your home energy efficient covers the settings that save money without risking a burst line.

If You Rent From Us

Check your lease for which of these jobs are ours to schedule. The hoses, the thermostat, and the drafts are always yours, and they are the difference between a quiet winter and a flooded basement. If anything on the list does not look right, call the office at (402) 505-7150 or use the contact form.

NRS Properties

NRS Properties manages single-family homes and commercial space in the Omaha metro area. Whether you’re looking for a well-maintained rental home or commercial space on West Dodge Road, we’re here to help. Contact us to learn about available properties.