When the Lake House Sits Empty
Horseshoe Bay is a lake and golf community on Lake LBJ, and many homes here are second homes, retirement homes or places a family shares a few times a season. That rhythm suits the people who use them. It's harder on the air in a house that sits shut for weeks at a time.
In an empty house the air barely moves. The AC may be set high to save power, or it cycles only now and then. Humid lake air still finds its way in around doors and windows, and with nobody there to catch the first hint of staleness, the smell is the first thing the next arrival notices.
Here's what tends to happen between visits:
- Air goes still. With little fan time, dust and moisture settle into carpets, drapes and bedding.
- Drains dry out. Guest baths and wet bars that rarely get used can let sewer smells back up through dry traps.
- Ducts hold onto buildup. When the system finally runs hard for a full house of guests, whatever sits in the ducts gets pushed into every room.
- Guest rooms get the least attention. Closets full of spare blankets and pool towels can hold a stale smell for a long time.
All of that adds to a home's bio-load, the tiny particles and microbes that collect in the air, on surfaces and inside the HVAC over time.
What Helps Between Visits?
Four small habits do a lot, even before any treatment:
- Keep the thermostat at a steady setting instead of turning the AC way up or off. Steady cooling also means steady moisture control.
- Pour a cup of water into rarely used sinks, tubs and floor drains before you leave, or ask a neighbor to do it.
- Leave closet and interior doors open so air can move.
- Swap the HVAC filter on a schedule, even if the house wasn't used much.
Our guide on Drains and Dry Traps explains the drain smell in plain words.
What Does a Dry Fog Treatment Add?
A fresh start for the whole house, guest closets and ducts included, when good habits aren't enough. We use the patented Pure Maintenance VaPURE dry fog system. First, a very fine dry fog of a hydrogen peroxide and peracetic acid solution moves through every room, closet and the ductwork to help reduce the bio-load and neutralize odors on hard surfaces. Afterward it breaks down into water, oxygen and vinegar. Then we apply a surface protectant the same way.
The fog is dry to the touch, so upholstery, bedding and golf bags don't get wet, and the whole treatment fits in one day. Learn more on the dry fog treatment page.
Planning Around Your Visits
The free phone consultation works from wherever you spend most of the year. A team member calls you, asks about the HVAC system and filter, and listens to what you've noticed. A Comfort Advisor then reviews your options and sends you a written quote based on square footage. The crew drives out from Austin on treatment day, and we can plan that day around a weekend when you're in town.
Questions From Second-Home Owners
Can you treat the house while we're away?
We'll work out the details on your phone consultation. Many owners like to be there when the team arrives and then head out for a round of golf or an afternoon on the lake while the team works.
How often should a second home be treated?
It depends on how the home is used and how humid it stays. Your Comfort Advisor can suggest a plan, and some owners like a fresh start before the busiest season.
Our AC barely keeps up when the house is full. Should we fix that first?
Yes, it's best to handle HVAC repairs first. In the Austin area, our sister company Gold Eagle Services handles AC work, or you can call your local HVAC company.
More Reading
Book Your Free Horseshoe Bay Consultation
We serve all of Central Texas, out to College Station (about 2.5 hours), including Horseshoe Bay and the rest of the Highland Lakes. Call 512-904-4646 or email IAQ@goldeagleservices.com. We're available Monday through Saturday, 7am to 7pm.