What Should You Do Before You Leave a Second Home Empty for the Winter in Granby and Grand County?

Winters here are long, and many homes in Granby, Grand Lake and Fraser sit empty for weeks at a time. A plan costs a little time in October. A missing plan can cost a lot in February.

A house that nobody lives in still has to get through the cold. Here is the list Rebecca Smyth, Real Estate Agent, would walk through before you lock the door.

Both are real options. The right one depends on the house.

• Keep the heat on low. The house stays above freezing, so the water in the pipes does too. Low, not off. This needs power and fuel to keep running for weeks.
• Drain and winterize. A plumber shuts off the water and clears the pipes so nothing can freeze. This needs a professional and a plan for the restart.

Ask a local heating or plumbing company which one fits your system. Whichever you choose, know where the main water shutoff is, and make sure someone else does too.

Pick a person, not a hope. A caretaker, a property manager or a trusted neighbor can walk through after storms and cold snaps. Give them a key, the shutoff locations and your phone number.

A sensor that texts you when the temperature drops or water shows up on the floor adds a second set of eyes. It needs power and internet to work, so treat it as a backup and not the plan.

One more thing owners tend to skip is the power outage. Ask two questions about your house. Does the heat need electricity to run, even if the fuel is gas? Many boilers use electric pumps. And does the home have a way to stay warm without power, such as a fireplace that works on its own?

Then ask how you would know the power went out. A sensor that texts you only works if the power and the internet are on. If an outage could last days, that is a good reason to talk to a plumber about draining the system instead of heating it.

Snow does not wait for the owner to arrive. Sort these out before the first storm.

• The driveway. Arrange plowing ahead of time, and confirm who is coming and how they get paid.
• The roof and decks. Ask who watches for heavy snow and who clears it if it needs clearing.
• Meters, vents and tanks. Keep them reachable so a delivery or a utility visit is not blocked by a drift.
• Walkways and entries. Someone has to be able to get to the door.

Ask what your policy expects of a home that sits empty, and whether leaving it for a long stretch changes anything. Then keep a record of what you did before you left, with dates and photos. If there is ever a claim, that record helps.

1. Decide on heat or drain, and write it down.
2. Confirm fuel levels or deliveries if you use propane or oil.
3. Take out food and trash so animals have no reason to visit.
4. Check the fireplace or stove and the chimney.
5. Set up plowing and name the person who checks the house.
6. Tell a neighbor when you are leaving and when you will be back.

Every house and heating system is different, so use this as a starting point and not a complete plan. A local heating company, plumber and your insurance agent can tell you what fits your home. This post is general guidance and not advice on any one property.

Buying a second home and want to know what it takes to own one here? Book a call with me or text 970-531-1268. You can also read about buying a second home in Grand County.