How to Winterize a Vacation or Second Home: A Step-by-Step Guide for Absentee Owners

Owning a vacation or second home is a dream for many, but it comes with a unique responsibility: keeping it safe when you’re not there. Winter is especially risky for absentee homeowners. Freezing pipes, roof damage, and power outages can quickly escalate into costly emergencies if no one is around to intervene.

Why it matters: Just one inch of water can cause up to $25,000 in damage to a typical home (Insurify). For absentee homeowners, even minor oversights can lead to major repair bills because issues go unnoticed for days or weeks.

The good news? With a solid winterization plan, you can protect your home, reduce risks, and enjoy peace of mind all season long, even from miles away.

Why Winterization Matters for Absentee Homes

Unlike your primary residence, a vacant or part-time home doesn’t have someone to notice when problems start. That makes preventative care critical.

• Frozen Pipes: Among the most common winter disasters. A burst pipe can release 250 gallons of water per day (Maine.gov).
• Roof & Gutter Damage: Snow, ice, and clogged gutters can lead to leaks, mold, and expensive structural repairs.
• HVAC Failures: If your furnace breaks down, freezing temps can quickly damage plumbing and interiors.
• Security Risks: Vacant homes are more vulnerable to break-ins.
• Pest Infestations: Rodents and insects are more likely to sneak in when it’s cold outside.

Step-by-Step Winterization Checklist

Check out our step-by-step winterization checklist below — and if you’d like a templated version you can customize for your own home, you can download it here.

1. Protect Plumbing and Water Systems

• Shut off and drain outdoor faucets.
• Drain irrigation or sprinkler systems.
• Insulate exposed pipes in basements, crawlspaces, and attics.
• If the home will be completely vacant and unheated, consider shutting off the water supply entirely and draining all pipes.

Pro Tip: Install smart leak sensors or a shutoff valve that alerts you to water issues remotely.

Note: Interior water damage severity increased by 8% between 2019 and 2023, underscoring that winter risks are on the rise. (fortifiedhome)

2. Service Heating and HVAC Systems

• Schedule a furnace tune-up before temperatures drop.
• Replace filters and clean ducts if needed.
• Set the thermostat to a safe minimum (around 55°F) to prevent frozen pipes.
• Clean AC coils at the end of the season to improve efficiency when you return.

3. Secure the Roof, Gutters, and Exterior

• Clean gutters and downspouts so water can flow freely.
• Inspect the roof for loose shingles, cracked flashing, or blocked vents.
• Trim back overhanging branches that could fall during storms.
• Seal gaps around doors, windows, and siding to keep pests and cold air out.

4. Prepare Appliances and Utilities

• Unplug small appliances to avoid phantom energy use or power surges.
• Empty and clean the refrigerator if the home will be vacant long-term.
• Shut off gas to fireplaces and outdoor grills if not in use.
• Store patio furniture, grills, and outdoor equipment to protect them from snow and ice.

5. Strengthen Security and Monitoring

• Install smart security cameras and motion-activated lighting.
• Use timers for indoor lights so the home looks occupied.
• Forward mail or have a neighbor collect it so it doesn’t pile up.
• Share a spare key and contact info with a trusted local friend, neighbor, or property manager.

Special Scenarios

• Winterizing a home without heat: Shut off the main water valve, drain all pipes, toilets, and hot water heaters, and use non-toxic antifreeze in drains and toilets to prevent freezing.
• If you plan to visit mid-season: Keep systems operational but set them to minimal levels (e.g., thermostat at 55°F, refrigerator at low use) to avoid complete shutdowns.

Staying Organized Year After Year

Winterizing a home isn’t a one-and-done task; it’s a seasonal routine. The easiest way to make it stress-free is to create a repeatable system:

• Keep Records: Save receipts from HVAC service, gutter cleanings, and roof inspections using organization tools like HouseFacts.
• Create a Digital Binder: Store maintenance logs, utility shutdown instructions, and service provider contacts in one convenient location.
• Schedule Reminders: Utilize digital tools to set recurring alerts for key winter preparation tasks, ensuring you never miss a step.
• Collaborate: Share access with family members or trusted service providers so everyone is aware of what has been done.

Final Word

Winterization protects your home from one of the most damaging (and expensive) seasons of the year. By taking a few proactive steps, from draining pipes to setting up smart security, you can avoid costly surprises and enjoy peace of mind while you’re away.

With the help of digital platforms like HouseFacts, tracking maintenance, storing records, and automating reminders becomes simple. Ready to take control of your property’s upkeep? Start building your winterization checklist today and ensure your vacation or second home is ready for whatever winter throws its way.

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