Seasonal/vacation home winterization

Winterizing a vacation or seasonal home protects it from freeze damage, pest intrusion, mold, and security threats during the months it sits unoccupied. Burst pipes are the most common and expensive problem (averaging $5,000-$70,000 in damage), making proper winterization essential.

71 steps across 10 sections

1. Plumbing (Most Critical)

  • Shut off the main water supply valve
  • Open all faucets (hot and cold) to drain remaining water
  • Flush all toilets; add RV antifreeze to toilet bowls and tanks to prevent trap water from freezing
  • Drain the water heater (turn off power/gas first, attach a hose to the drain valve)
  • Drain washing machine hoses and dishwasher lines
  • Pour RV antifreeze (non-toxic, propylene glycol type) into all drain traps: sinks, showers, tubs, floor drains
  • If the home has a well, turn off the well pump and drain the pressure tank
  • Disconnect and drain outdoor hoses; shut off exterior hose bibs from interior shutoffs
  • Drain any irrigation systems
  • If the heating system will remain off, drain all radiators and boiler

2. Heating and Climate Control

  • Option A (Preferred): Leave heat on at minimum 55 degrees F
  • Prevents pipes from freezing inside walls
  • Prevents condensation and mold growth
  • Higher energy cost but significantly reduces risk
  • Consider a smart thermostat with remote monitoring and alerts
  • Option B: Full shutdown (colder climates, all water fully drained)
  • Turn off HVAC system completely
  • Ensure ALL water has been drained and antifreeze added to traps
  • Higher risk if any water remains in the system
  • Regardless of option:

3. Security

  • Lock all doors, windows, and garage doors
  • Set timers on a few interior lights to simulate occupancy
  • Activate alarm system if installed
  • Install or verify security cameras (Wi-Fi cameras with remote access)
  • Notify local police department that the property will be vacant; provide emergency contact info
  • Ask a trusted neighbor or property manager to check on the home periodically (weekly if possible)
  • Do not leave a key under the mat; provide key to trusted contact only
  • Consider a water leak sensor system with remote alerts (devices starting at $20-$50)

4. Appliances and Electronics

  • Unplug all appliances (TV, computers, small appliances) to protect against lightning strikes and save energy
  • Clean and defrost the refrigerator; leave door propped open slightly to prevent mold/mildew
  • Empty all food from refrigerator, freezer, pantry, and cupboards (food attracts pests; canned goods can freeze and explode)
  • Clean the oven and stovetop
  • Run the garbage disposal with ice and citrus to clean before leaving
  • Disconnect propane tanks for gas grills

5. Utilities

  • Electric: Leave on if maintaining heat, security cameras, or smart home devices; otherwise consider turning off at the breaker (leave on for sump pump if applicable)
  • Gas: Contact gas company to shut off service if fully winterizing; leave on if maintaining heat
  • Water: Shut off at main valve (see plumbing section)
  • Internet: Keep active if using smart home monitoring; otherwise cancel or suspend to save cost
  • Cable/satellite: Suspend service

6. Pest Prevention

  • Seal cracks and holes in foundation, walls, eaves, and around pipes with steel wool and caulk
  • Place mothballs in closets, drawers, and storage areas (or use peppermint oil as a natural deterrent)
  • Set mousetraps in key areas (garage, basement, kitchen, attic)
  • Remove all food sources (see appliances section)
  • Trim tree branches and bushes away from the house (rodent access routes)
  • Clean up any bird feeders or pet food

7. Exterior and Structural

  • Roof: Inspect for damaged or missing shingles; repair before winter
  • Gutters: Clean thoroughly; ensure downspouts direct water away from foundation
  • Trees: Remove dead trees or overhanging limbs that could fall on the house during storms
  • Deck/patio: Store or cover outdoor furniture; remove cushions and store indoors
  • Windows: Close storm windows; check weather stripping and caulking
  • Foundation: Ensure grading directs water away from the house
  • Pool/hot tub: Winterize according to manufacturer instructions (drain, add chemicals, cover)
  • Boats/water toys: Remove from water, drain, and store properly

8. Insurance

  • Notify your insurance company that the home will be unoccupied
  • Review your policy for vacancy clauses (some policies reduce coverage after 30-60 days of vacancy)
  • Consider adding a vacancy endorsement if needed
  • Ensure adequate coverage for winter-related damage (burst pipes, ice dams, wind)
  • Document home condition with dated photos before closing for the season

9. Before Arriving

  • Contact utility companies to restore services (gas, cable) if suspended
  • Ask your property checker to turn up the heat a day or two before arrival
  • Arrange for lawn service if needed

10. Upon Arrival

  • Turn on main water supply slowly; check for leaks at all fixtures and connections
  • Turn on water heater (allow time to heat before using)
  • Run all faucets until antifreeze is flushed and water runs clear
  • Flush all toilets several times
  • Check under sinks, around water heater, and in basement for any signs of leaks or water damage
  • Reconnect washing machine and dishwasher
  • Check sump pump operation
  • Turn on HVAC system; replace filters if not done in fall
  • Test all smoke detectors and carbon monoxide detectors; replace batteries
  • Reconnect and test all appliances

Sources

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