Watkins MHC Watkins, Minnesota
Menu
Schedule a visit Lots near St. Cloud Parks near St. Cloud, compared Watkins & the lakesGetting a home hereQuestionsApply Guides Call 1-800-209-1533 Text 1-800-209-1533

Guide · Winter

How to winterize a mobile home for a central Minnesota winter.

To winterize a mobile home in Minnesota, protect the water line under the floor, set the skirting and its vents, have the furnace inspected, seal windows and doors, and plan for snow on the roof and around the vents. Around Watkins, half of all years see the first 32°F night by October 2.

By Watkins MHC · · Cold-season data from NOAA, rules from Minnesota and HUD

Schedule a visit Jump to the checklist

How cold it gets around Watkins.

Cold enough that most of January never thaws. In Litchfield, the Meeker County seat about 21 miles from Watkins, the average January low is −0.2°F and about 25 January days stay at or below freezing all day, according to NOAA’s 1991–2020 climate normals. Source: NOAA NCEI, U.S. Climate Normals 1991–2020, Litchfield, MN (opens in a new tab) (accessed Oct 15, 2026)

That’s the season a home here has to be ready for. Every home at Watkins MHC is owned by the household that lives in it, so if you’re weighing a lot at Watkins MHC, winter readiness is part of choosing the home.

Litchfield, Minnesota, October to April: average low and high, and average counts of freezing nights, days that stay at or below 32°F, and nights below zero (NOAA 1991–2020 normals)
Month Average low Chart of the month’s days Freezing nights Days that never thaw Below zero
Oct 34.2°Fhigh 56.4° 11 0 0
Nov 20.9°Fhigh 39.7° 25 9 1
Dec 7.4°Fhigh 25.5° 31 21 9
Jan −0.2°Fhigh 20.1° 31 25 14
Feb 3.6°Fhigh 24.8° 28 19 11
Mar 16.9°Fhigh 37.4° 27 9 3
Apr 31.6°Fhigh 53.3° 14 1 0
Litchfield, Minnesota (station USC00214778), 1991–2020 normals. Counts are 30-year averages, rounded; each bar is the month’s days, with the three counts laid over it from the left. Source: NOAA NCEI, U.S. Climate Normals 1991–2020, Litchfield, MN (opens in a new tab) (accessed Oct 15, 2026)
First 32°F night
Oct 2

In half of all years, by this date. The last spring freeze comes by May 6. Source: NOAA NCEI, U.S. Climate Normals 1991–2020 (annual), Litchfield, MN (opens in a new tab) (accessed Oct 15, 2026)

Below zero
37nights

A year, on average, with 168 nights at or below 32°F. Source: NOAA NCEI, U.S. Climate Normals 1991–2020 (annual), Litchfield, MN (opens in a new tab) (accessed Oct 15, 2026)

Frost depth
3.5ft

The state’s frost-protection footing depth for Meeker County. Source: Minn. R. 1303.1600 (opens in a new tab) (accessed Oct 15, 2026)

Snow
47.9in

A year at St. Cloud, with about 101 days of snow on the ground. Source: NOAA NCEI, U.S. Climate Normals 1991–2020 (annual), St. Cloud Regional Airport (opens in a new tab) (accessed Oct 15, 2026)

Under the floor

Start where the water is: under the floor.

The water line under a manufactured home is its most exposed pipe, so that’s where winterizing starts. Minnesota’s rules for manufactured homes say pipes must be protected from freezing, and that heat tape, when it’s used, must be listed and installed the way its listing and its maker say. Source: Minn. R. 1350.3400 (opens in a new tab) (accessed Oct 15, 2026)

  1. Heat tape on the water line. Listed, on the pipe itself, plugged into a grounded GFCI outlet, inspected every fall. Source: CPSC, heat tape guidelines (Jan 22, 1996) (opens in a new tab) (accessed Oct 15, 2026)
  2. Pipe insulation. Fiberglass, not foam or vinyl, and over the tape only if the tape’s instructions allow it. Source: CPSC, heat tape guidelines (Jan 22, 1996) (opens in a new tab) (accessed Oct 15, 2026)
  3. Skirting vents. On two opposite sides, with rodent-proof covers that open and close where it freezes. Source: 24 CFR 3285.505, eCFR (opens in a new tab) (accessed Oct 15, 2026)
  4. Dryer vent and combustion-air inlet. Both pass through the skirting. Keep them clear of snow all winter. Source: 24 CFR 3285.505, eCFR (opens in a new tab) (accessed Oct 15, 2026)
  5. Access opening. At least 18 by 24 inches, so the utility connections under the home can be reached. Source: 24 CFR 3285.505, eCFR (opens in a new tab) (accessed Oct 15, 2026)
  6. The frost line. Minnesota’s building code sets 3½ feet as the frost-protection footing depth for Meeker County. Source: Minn. R. 1303.1600 (opens in a new tab) (accessed Oct 15, 2026)
Cutaway drawing of the underside of a manufactured home in winter The front skirting is cut away to show the crawlspace: heat tape (A) wrapped on the water line with insulation (B) over part of it, skirting vents (C), a dryer vent and combustion-air inlet through the skirting (D), an access opening (E), and the frozen ground down to the 3½-foot frost-protection depth (F). 3.5 ft Frozen above, unfrozen below A B C D E F
Illustration, not to scale. It shows what Minnesota’s rules and HUD’s installation standards ask for under a skirted home. Your home’s setup may differ, so check its installation instructions.

Heat tape, done safely

Heat tape keeps the water line above freezing, and a failing one can start a fire, so it gets checked every fall. The Consumer Product Safety Commission’s guidelines: Source: CPSC, heat tape guidelines (Jan 22, 1996) (opens in a new tab) (accessed Oct 15, 2026)

  • Plug it into a grounded, 3-prong outlet protected by a ground-fault circuit interrupter (GFCI).
  • Put it directly on the pipe, never on top of the insulation, and don’t wrap it over itself unless its instructions allow it.
  • Keep the end cap sealed and off the ground. Moisture can lead to a fire.
  • Use fiberglass insulation, not foam or vinyl, and cover the tape only if its maker says to.
  • Unplug it and inspect it every year. Replace it if you find discoloring (especially at the plug), charring, cuts, cracks or bare wire.

Skirting

Skirting keeps wind off the pipes, and its openings have jobs. HUD’s installation standards call for vents on at least two opposite sides, with rodent-proof covers that can be opened or closed in places that freeze. Dryer vents and combustion-air inlets pass through the skirting to the outside, and an access opening of at least 18 by 24 inches lets someone reach the utility connections under the home. Source: 24 CFR 3285.505, eCFR (opens in a new tab) (accessed Oct 15, 2026)

Before the snow, walk the skirting. Look for loose or missing panels, set the vent covers the way your home’s installation instructions say, and make sure the access opening closes. All winter, keep snow away from the dryer vent and the combustion-air inlet.

Furnace and heat

Have the furnace inspected before the cold comes. The U.S. Fire Administration says to have heating equipment and chimneys cleaned and inspected by a professional every year. Source: U.S. Fire Administration, Heating fire safety (opens in a new tab) (reviewed May 4, 2023; accessed Oct 15, 2026) Ask the technician how often to change the filter in your model.

Then find your home’s heating certificate. Every HUD-code home has one fixed inside, and it names the lowest outdoor temperature at which the installed furnace keeps the home at 70°F. Source: 24 CFR 3280.510, eCFR (opens in a new tab) (accessed Oct 15, 2026) Set that next to Litchfield’s January average low of −0.2°F, and you know how much margin you have on a normal winter night.

If you add heat, keep anything that can burn at least 3 feet from it, turn space heaters off when you leave the room or go to bed, and never use the oven to heat the home. Source: U.S. Fire Administration, Heating fire safety (opens in a new tab) (reviewed May 4, 2023; accessed Oct 15, 2026)

Windows and doors

Seal the gaps first: it’s the quickest, cheapest work. The U.S. Department of Energy says caulking, sealing and weatherstripping openings to the outside can save 10% to 20% on heating and cooling bills. Caulk the fixed joints, such as window frames, and weatherstrip the parts that move, such as doors and windows that open. Source: U.S. Department of Energy, Energy Saver Guide (2022) (opens in a new tab) (accessed Oct 15, 2026)

Storm windows add a second layer. The same guide puts low-e storm windows at 10% to 30% savings on heating and cooling, depending on the windows already in the home. If your home has storm panels, put them in and repair any weatherstripping on them before the cold sets in. Source: U.S. Department of Energy, Energy Saver Guide (2022) (opens in a new tab) (accessed Oct 15, 2026)

Roof snow

Usually, leave it. FEMA’s snow-load guide says most buildings aren’t at risk, and that removing roof snow is often more hazardous than beneficial, to people and to the roof. Source: FEMA P-957, Snow Load Safety Guide (Jan 2013) (opens in a new tab) (accessed Oct 15, 2026)

Know what your roof was built for. Meeker County is in HUD’s Middle roof load zone, where homes are designed for 30 pounds per square foot, and the data plate in your home names its roof load zone. Source: 24 CFR 3280.305(c) and 3280.5(g), eCFR (opens in a new tab) (accessed Oct 15, 2026) For scale, FEMA puts a foot of fresh snow at 3 pounds per square foot when it’s light and dry, and 21 when it’s wet and heavy. Source: FEMA P-957, Snow Load Safety Guide (Jan 2013) (opens in a new tab) (accessed Oct 15, 2026)

If snow has to come off, use a non-metallic roof rake from the ground, stay out of the path of sliding snow and leave at least 2 inches on the roof. If you hear popping or cracking, see sagging, or doors and windows stop opening and closing, get out and call a qualified professional. Source: FEMA P-957, Snow Load Safety Guide (Jan 2013) (opens in a new tab) (accessed Oct 15, 2026)

Propane, gas and electric safety

Winter is when heating and electrical fires happen, and when carbon monoxide builds up. The basics, from federal safety agencies:

If you’ll be away

Leave the heat on. The American Red Cross says to set it no lower than 55°F while you’re gone. When you’re home, keep the thermostat at the same setting day and night during cold snaps; a higher heating bill costs less than a burst pipe. On the coldest nights, let cold water drip from a faucet served by exposed pipes and open the sink cabinets so warm air reaches the plumbing. Source: American Red Cross, Preventing and thawing frozen pipes (opens in a new tab) (accessed Oct 15, 2026)

If a pipe freezes

If you turn on a faucet and only a trickle comes out, suspect a frozen pipe. The Red Cross steps: Source: American Red Cross, Preventing and thawing frozen pipes (opens in a new tab) (accessed Oct 15, 2026)

  1. Keep the faucet open, so melting water can move through.
  2. Warm the frozen section with an electric heating pad, an electric hair dryer, a space heater kept clear of anything that burns, or towels soaked in hot water.
  3. Never use a blowtorch, a kerosene or propane heater, a charcoal stove or any open flame.
  4. Keep at it until full water pressure is back, then check the other faucets.
  5. If you can’t find or reach the frozen spot, or it won’t thaw, call a licensed plumber.

Snow on Watkins streets

On City of Watkins streets, the city may declare a snow emergency when 2 inches or more of snow falls. For 24 hours, no one may park on either side of a city street, and vehicles in the way can be towed with no warning. The city also asks residents not to push or plow snow onto streets or alleys. Source: City of Watkins, Winter parking and snow removal (opens in a new tab) (accessed Oct 15, 2026)

How snow is handled on the community’s own streets, and where to park during a city snow emergency, are questions for the manager. See below.

Help paying for heat in Meeker County

Minnesota’s Energy Assistance Program helps pay heating bills for households that qualify by income, and in Meeker County it’s run by United Community Action Partnership. The 2026–2027 program began October 1, 2026, and it includes emergency heating repair or replacement for homeowners. Call 800-992-1710, or the Litchfield office at 320-693-7911. Source: United Community Action Partnership, Energy Assistance (opens in a new tab) (accessed Oct 15, 2026)

If a utility supplies your heat, Minnesota’s Cold Weather Rule runs from October 1 to April 30. During that time a utility may not disconnect heat for a customer whose household income is at or below 50 percent of the state median and who keeps up with a payment agreement. Source: Minn. Stat. 216B.096 (Cold Weather Rule) (opens in a new tab) (accessed Oct 15, 2026)

One more line in the household budget: Minnesota homeowners who rent their lot may qualify for the Homestead Credit Refund. See our guide to the refund for mobile home owners.

What the park handles: ask the manager

This guide doesn’t say who takes care of what at Watkins MHC. That depends on the lease and the community’s rules, and the answers should come from the source. Before winter, ask Tom, who manages the community, about:

  • snow on the community’s streets and around your lot,
  • the water line between the street and your home,
  • where to park during a city snow emergency.

Call or text 1-800-209-1533.

The winter checklist, in season order.

Each line comes from a source cited above. Print it and keep it by the furnace.

Late SeptemberBefore the first freeze

  • Unplug the heat tape and check it end to end. Replace it if it’s discolored, charred, cut or bare.
  • Make sure it plugs into a grounded GFCI outlet.
  • Book the yearly furnace inspection.
  • Test the smoke and carbon monoxide alarms. Replace smoke alarms 10 years after their manufacture date.
  • Drain and store hoses. Close the inside valve to each outdoor faucet and open the faucet.

October to NovemberBefore the snow

  • Walk the skirting. Fix loose panels and set the vent covers per your installation instructions.
  • Check that the access opening closes and the connections behind it can be reached.
  • Caulk fixed gaps. Weatherstrip doors and windows. Put in storm panels.
  • Read the data plate and heating certificate: the roof load zone and the furnace’s outdoor temperature.
  • Apply for Energy Assistance if your household may qualify.
  • Ask the manager who handles what (snow, the water line, parking).

December to MarchAll winter

  • Keep snow off the furnace and water heater vents, the dryer vent and the combustion-air inlet.
  • Same thermostat setting day and night in cold snaps. Drip a faucet on the coldest nights.
  • Space heaters 3 feet from anything that burns, and off when you leave the room or go to bed.
  • Listen and look for roof trouble: popping, sagging, sticking doors.
  • After 2 inches of snow, move cars off city streets.

Any timeIf something goes wrong

  • Away from home: heat no lower than 55°F.
  • Frozen pipe: faucet open, gentle heat, no flame. A plumber if it won’t thaw.
  • Smell gas: leave now, then call 911 or the gas supplier.
  • CO alarm sounds: get outside to fresh air, then call 911.

Sources: CPSC (heat tape, carbon monoxide, gas), U.S. Fire Administration (heating, smoke alarms, electrical), HUD 24 CFR 3280 and 3285 (data plate, heating certificate, skirting), U.S. Department of Energy (sealing), FEMA P-957 (roof snow), American Red Cross (pipes), City of Watkins (snow emergencies), United Community Action Partnership (Energy Assistance). Full links in each section above.

This guide restates published safety guidance and Minnesota and federal rules as of October 15, 2026. It isn’t professional advice. For work on gas, electrical or plumbing lines, use a licensed professional, and follow your home’s own installation instructions.

Quick answers

What temperature do mobile home pipes freeze at?

There’s no single number. Water freezes at 32°F, and how fast a pipe gets there depends on where it runs and how it’s protected; lines under the floor are the most exposed. Near Watkins the cold lasts: in Litchfield, about 25 January days never get above 32°F (NOAA 1991–2020 normals). The Red Cross says to keep the heat at the same setting day and night, and no lower than 55°F if you’re away.

Should the skirting vents be closed in winter?

HUD’s installation standards call for skirting vent covers that can be opened or closed in areas that freeze, so they can be set for the weather (24 CFR 3285.505). Follow your home’s installation instructions. Never block the furnace’s combustion-air inlet or the dryer vent, which pass through the skirting.

Are mobile homes warm in winter?

A HUD-code home is built for a heating zone, and the heating certificate inside it names the lowest outdoor temperature at which its furnace keeps the home at 70°F (24 CFR 3280.510). Compare that with the cold here: January’s average low in Litchfield is −0.2°F. Sealing drafts and storm windows help the furnace keep up.

Where this fits at Watkins MHC

Watkins MHC rents manufactured home lots in Watkins, Minnesota, and every home here is owned by the household that lives in it. See what renting a lot here includes and costs, how getting a home here works, or the town and its winter rink. More guides are on the guides page.

See the lots before the snow. Bring your questions.

Schedule a visit Call 1-800-209-1533 Text 1-800-209-1533