Closing Up a Cabin or Second Home for Winter in Ouray and Ridgway

Leaving a cabin or second home in Ouray or Ridgway for winter? A checklist for water, heat, snow and check-ins to prevent costly damage. (970) 964-4437.

# Closing Up a Cabin or Second Home for Winter in Ouray and Ridgway

Ouray and Ridgway winters are a big part of why people love owning a place here. They're also hard on a house that sits empty. Deep cold, heavy snow and long stretches with nobody home are the conditions where a small problem turns into a big one. A pipe that splits in December can run for days or weeks before anyone notices, and by then the damage can reach floors, walls, ceilings and the structure underneath.

If you're closing up a cabin, vacation rental or second home in the Ouray County area for the season, this checklist will help you leave it ready for winter.

Decide: Heat It or Drain It

Most winter water damage in empty homes starts with a decision that was never made. There are two reasonable approaches, and the worst outcome comes from doing half of each.

Option 1: Keep the heat on. - Set the thermostat no lower than 55°F. Colder settings save little and leave pipes in exterior walls and crawl spaces at risk. - Make sure your fuel supply will last. If you heat with propane, check the tank level and arrange deliveries for the season. - Keep interior doors and sink cabinet doors on exterior walls open so warm air reaches the plumbing. - Have the furnace or boiler serviced before you leave. A heating system that quits in January is the most common way an occupied-looking house becomes a frozen one.

Option 2: Shut off and drain the water. - Turn off the main water supply and open every faucet, hot and cold, to drain the lines. Open the lowest faucet or drain valve last. - Flush toilets to empty the tanks, and follow your plumber's or manufacturer's guidance on antifreeze for traps and toilets. Use only non-toxic RV/plumbing antifreeze, never automotive antifreeze. - Turn off and drain the water heater according to its manufacturer's instructions, and shut off its power or gas first. - Drain appliances that hold water, such as washing machines, dishwashers, ice makers and water filters, per their manuals. - If you have a well, a boiler system or in-floor heat, have a plumber winterize the system. These setups have their own steps.

If you aren't sure which approach fits your home, ask a local plumber. Some homes are best left heated *and* with the main water off. That combination protects the structure and limits how much water can escape if something fails.

Outside the House

• Disconnect hoses and shut off and drain exterior spigots. Frost-free hydrants still need the hose removed to drain properly.
• Blow out or drain irrigation lines and backflow devices.
• Clean gutters and downspouts so snowmelt has somewhere to go, and make sure downspouts discharge away from the foundation.
• Check the roof for loose shingles or flashing before the snow flies. Snow piling on a weak spot is how leaks start.
• Close crawl space vents where appropriate and make sure the access door seals.

Snow and Ice

Ouray and Ridgway can get heavy snow, and an empty house doesn't shed it the way a lived-in one does.

• Arrange snow removal for the roof if your roof needs it, as well as for decks, entries and the driveway so a caretaker or emergency crew can get in.
• Watch for ice dams. Heat escaping into the attic melts snow that refreezes at the eaves and backs water up under the shingles. Sealing attic air leaks and adding insulation are the long-term fixes. Read more in our guide to frozen pipes and ice dams in mountain homes.
• Keep vents clear. Furnace, water heater and dryer vents that exit through a wall can be buried by drifts. Ask your caretaker to keep them clear.

Monitoring While You're Away

The biggest risk with a second home is time. A leak found in hours is a manageable cleanup. A leak found after a few weeks can mean replacing floors, drywall and cabinets, plus dealing with mold.

• Smart thermostat or temperature alert. A low-temperature alarm that texts or emails you when the house drops below a set point gives you a warning before pipes freeze.
• Water leak sensors near the water heater, washing machine, under sinks and at the main line can alert you to a leak right away.
• Automatic shut-off valve. Some systems close the main automatically when they detect a leak.
• Regular check-ins. Have a neighbor, caretaker or property manager walk through the house on a regular schedule, especially after a cold snap or a power outage. Ask them to check for water on floors, stains on ceilings, a running sound and the thermostat reading.
• Leave clear instructions for whoever checks the property: where the main water shut-off is, where the breaker panel is, your contact information and who to call in an emergency.

Check Your Insurance

Before you leave, read your homeowner's policy or call your agent. Many policies treat vacant or unoccupied homes differently, and some require that heat be maintained or the water be shut off and drained for freeze damage to be covered. It's much better to know the rules now than after a claim. Keep a record of what you did to winterize, with dates and photos.

Quick Closing-Up Checklist

1. Decide heat-on or drain-down, and do it completely. 2. Service the heating system and confirm fuel for the season. 3. Disconnect hoses and drain exterior spigots and irrigation. 4. Clean gutters and check the roof. 5. Set up temperature and leak alerts. 6. Arrange snow removal and regular check-ins. 7. Leave written instructions and emergency contacts. 8. Confirm your insurance requirements for unoccupied homes.

If Something Goes Wrong

If your caretaker finds water, the steps are the same as in any home: shut off the main water, turn off power to wet areas if it's safe, photograph everything and call for help. Our post on what to do in the first hour after a burst pipe walks through it.

Valley Restoration & Construction serves Ouray and Ridgway, along with Montrose, Delta and Gunnison, from our office in Olathe. Our technicians are trained to IICRC S500/S520/S700 standards for water damage, mold remediation and fire restoration, and we can coordinate with out-of-town owners by phone and with photos while we work.

If water or mold has hit your cabin or second home, call us 24/7 at (970) 964-4437 or contact us online.

Contact Valley Restoration or call (970) 964-4437 for help.