How to Secure, Winterize, and Maintain an Empty Home
Leaving a property unoccupied for any length of time requires careful planning to ensure it remains secure, well-maintained, and ready for future sale. Whether you’re preparing a home for listing, managing an inherited property, or simply stepping away for an extended period, a proactive approach can prevent costly issues down the line. Use this comprehensive checklist to help you secure, winterize, and maintain the property, keeping it in top condition for both protection and sale readiness.
- Secure the Property
- Change Locks: Replace or rekey all exterior locks to ensure only authorized individuals have access to the property.
- Secure Windows and Doors: Check that all windows and doors are locked, and repair any damaged locks or broken glass.
- Install Security System: Consider installing a security system or cameras to help monitor the property while it is vacant.
- Notify Local Authorities: Let local law enforcement know the home will be unoccupied so they can provide extra patrols if available.
- No Trespassing Sign: Post a “No Trespassing” sign if needed to discourage unauthorized visitors from entering the property.
- Winterize the Property
- Turn Off Water Supply: Shut off the main water supply to help prevent frozen pipes and water damage.
- Drain Water Lines: Drain water from plumbing lines, faucets, and toilets to reduce the risk of freezing.
- Add Antifreeze: Pour non toxic antifreeze into toilets, sinks, and drains to protect plumbing fixtures during freezing temperatures.
- Inspect and Insulate Pipes: Inspect exposed pipes and add insulation where needed to help prevent freezing.
- Maintain Heating: Keep the thermostat set to a consistent temperature, such as 55 degrees, to protect the home’s plumbing and interior.
- Maintain the Property
- Regular Inspections: Visit the property regularly or have someone you trust check on it. Routine inspections help identify issues like leaks, pest infestations, vandalism, or storm damage before they become costly repairs.
- Check for Mold: Vacant homes often have poor air circulation, which can lead to mold and mildew growth. Look for signs of moisture in basements, bathrooms, and around windows, and address any water intrusion immediately.
- Clean Gutters and Downspouts: Keep gutters and downspouts free of leaves and debris so water can drain properly. Clogged gutters can cause roof leaks, foundation problems, and ice dams during the winter months.
- Maintain Landscaping: A well maintained yard helps protect the property while making it appear occupied. Mow the lawn, trim shrubs, remove weeds, and clear snow from walkways to reduce liability and discourage unwanted attention.
- Check Roofing and Siding: Inspect the roof, siding, and exterior of the home for damage after major storms or seasonal weather changes. Catching loose shingles, damaged siding, or small leaks early can prevent much larger repairs later.
- Protect the Property
- Board Up Vacant Windows: If any windows are broken or damaged, board them up until permanent repairs can be made. Securing vulnerable entry points helps prevent weather damage and unauthorized access.
- Secure Outside Structures: Don’t forget detached garages, sheds, barns, or workshops. Lock all exterior buildings and make sure valuable equipment and tools are safely stored.
- Remove or Secure Valuables: Remove valuable items whenever possible, including firearms, jewelry, collectibles, important documents, and sentimental belongings. Items that remain should be securely locked away to reduce the risk of theft.
- Manage Trash and Debris: Keep the property free of trash, fallen branches, and other debris. A clean exterior improves curb appeal, reduces safety hazards, and signals that the home is being cared for.
- Prepare for Sale
- Professional Cleaning: A professionally cleaned home creates a strong first impression for buyers. Deep cleaning carpets, windows, kitchens, and bathrooms can significantly improve the home’s appearance before listing.
- Repair and Maintenance: Complete any necessary repairs before putting the home on the market. Addressing deferred maintenance, such as fixing leaks, repairing drywall, or replacing broken fixtures, can increase buyer confidence and help maximize value.
- Update Utilities: Make sure essential utilities remain active while the home is being prepared for sale. Electricity, water, and gas may be needed for inspections, repairs, showings, and maintaining the property’s condition.
- Maintain the Property
- Document the Condition: Take detailed photos and videos of both the interior and exterior of the home. Keeping accurate records provides documentation for insurance purposes and creates a baseline for monitoring any future damage.
- Inform Neighbors: If you have trusted neighbors, let them know the home will be vacant. They can often notify you if they notice suspicious activity, storm damage, or other issues that require attention.
- Vacant Home Insurance: Review your homeowner’s insurance policy to determine whether vacant home coverage is needed. Many standard policies limit or exclude coverage after a home has been unoccupied for a certain period, making it important to verify your protection before leaving the property vacant.
Securing and maintaining a vacant home is one of the most important responsibilities during the probate process. Taking these proactive steps can help preserve the property’s value, prevent costly repairs, and make the eventual sale much smoother.
If you need help managing an estate property, Colorado Estate Services can coordinate everything from clean outs and repairs to estate sales and preparing the home for market.
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