Winterizing Your Vacation Rental

Winter brings unique challenges for vacation rental owners. Whether you’re keeping your property operational through cold months or closing it for the season, proper winterization protects your investment and ensures guest safety.

This guide covers everything you need for cold-weather property preparation.

Winter Operating Decisions

Stay Open or Close?

Factors to consider:

Market demand (winter tourism, ski areas, business travel)
Revenue vs. operating costs
Freeze risk and climate
Your availability for issues
Insurance requirements

Year-round operation makes sense when:

Steady winter demand exists
Property well-suited for winter
Local support available
Revenue exceeds added costs

Seasonal closure makes sense when:

Minimal winter demand
Severe freeze risk
Remote location
High heating costs relative to revenue

Heating System Preparation

Pre-Winter HVAC Service

Professional service should include:

Filter replacement
Thermostat calibration
Heat exchanger inspection
Pilot light/ignition check
Safety control testing
Carbon monoxide testing
Efficiency assessment

Schedule: At least 4-6 weeks before cold weather

Thermostat Management

For occupied property:

Smart thermostat essential
Set minimum temperature (55-60°F)
Remote monitoring capability
Alert for temperature drops
Guest override limits considered

For vacant periods:

Maintain minimum 55°F
Monitor remotely
Consider freeze alerts
Backup heating plan

Emergency Heating

Backup options:

Portable electric heaters (strategically placed)
Fireplace or wood stove (if available)
Emergency contact for HVAC issues
Backup HVAC service relationship

Plumbing Protection

Understanding Freeze Risk

Vulnerable areas:

Exterior walls
Unheated spaces (garages, crawl spaces)
Under sinks on exterior walls
Pipes in attic
Outdoor faucets
Irrigation systems

Active Properties: Freeze Prevention

Strategies:

Maintain minimum heat (55°F+)
Open cabinet doors during cold snaps
Insulate vulnerable pipes
Heat tape on high-risk pipes
Allow faucets to drip in extreme cold
Ensure adequate insulation

Seasonal Closure: Full Winterization

Complete water system shutdown:

Turn off main water supply
Open all faucets (hot and cold)
Flush all toilets
Drain water heater
Blow out lines with compressed air
Add RV antifreeze to traps
Drain washing machine and dishwasher
Disconnect and drain outdoor hoses
Winterize irrigation system

Professional winterization recommended if you’re not experienced with this process.

Pool and Hot Tub

Hot tub winterization (if closing):

Drain completely
Blow out lines
Remove and store filter
Secure cover
Disconnect power

Pool winterization:

Lower water level
Winterize plumbing
Balance chemistry
Install winter cover
Protect equipment

Or: Professional service to handle properly

Exterior Preparation

Gutters and Drainage

Clear before winter:

Remove leaves and debris
Check downspout flow
Ensure proper drainage away from foundation
Install gutter guards if appropriate

Roof Inspection

Check for:

Missing or damaged shingles
Flashing integrity
Vent pipe seals
Ice dam risk areas
Attic insulation adequacy

Outdoor Furniture and Equipment

Winterize:

Store or cover furniture
Store cushions indoors
Protect grills
Secure loose items
Store water toys and equipment
Protect or store planters

Deck and Patio

Prepare:

Clear debris
Check for damage before freeze
Apply sealant if needed before cold
Remove standing water risks
Secure railings

Landscaping

Winter prep:

Final mowing and cleanup
Trim branches near structures
Protect sensitive plants
Mulch beds
Clear pathways for safety

Door and Window Sealing

Weather Stripping

Inspect and replace:

All exterior doors
Windows (operable)
Garage doors
Attic access
Any air leaks

Draft Prevention

Seal gaps:

Caulk around windows
Seal penetrations
Address basement/crawl space air leaks
Check fireplace damper

Window Preparation

Consider:

Storm windows (if applicable)
Interior window film
Thermal curtains
Window well covers

Guest Comfort and Safety

Winter Amenities

Essentials:

Extra blankets
Space heaters (safe models, if appropriate)
Fireplace supplies (if applicable)
Ice scraper and snow brush
Ice melt for walkways
Warm welcome (literally—heat on before arrival)

Safety Equipment

Winter-specific:

Working smoke detectors
Carbon monoxide detectors (essential with heating)
Fire extinguisher
Flashlights for power outages
Emergency contact information

Guest Communication

Winter-specific information:

Thermostat operation
Fireplace instructions (if applicable)
Emergency heating procedures
Freeze prevention tips
Local winter weather resources
Ice and snow policies

Snow and Ice Management

Your responsibilities:

Walkway clearing plan
Driveway management
Roof snow removal (if needed)
Clear expectations with guests

Options:

Hire snow removal service
Clear between guests
Provide tools for guests
Set expectations in listing

Emergency Preparedness

Power Outage Planning

Prepare for:

Backup heat source
Flashlights and batteries
Emergency contact list
Generator (if appropriate for property)
Freeze prevention during outage

Pipe Freeze Response

If pipes freeze:

Keep faucets open
Apply gentle heat to frozen area
Never use open flame
Check for cracks when thawed
Call plumber if needed

If pipes burst:

Shut off main water immediately
Document damage
Contact emergency plumber
File insurance claim
Professional water damage restoration

Emergency Contacts

Have ready:

Plumber (24-hour emergency)
HVAC service
Electrician
Snow removal
Property manager/neighbor
Insurance company

Insurance Considerations

Winter Coverage

Verify:

Freeze damage coverage
Vacancy limitations
Heating requirements
Monitoring requirements

Documentation

Maintain records:

Winterization actions taken
Service performed
Temperature monitoring logs
Pre-winter inspection notes

Seasonal Maintenance Schedule

Early Fall (September-October)

Late Fall (November)

Winter Ongoing

Early Spring

Costs and Budgeting

Winterization Costs

Typical expenses:

HVAC service: $100-$200
Professional winterization (if closing): $150-$400
Weather stripping/caulk: $50-$100
Snow removal (seasonal): $500-$2,000
Increased heating costs
Winter supplies: $50-$100

Cost of Not Winterizing

Potential damage:

Burst pipes: $5,000-$25,000+
Heating failure damage: Varies widely
Ice dam damage: $1,000-$10,000
Lost bookings: Revenue impact

Proper winterization protects your investment. Learn how our management approach handles seasonal property care.

Written by

Weekender Management

Weekender Management is a full-service vacation rental management company serving property owners in Northwest Arkansas, Branson, and Orlando. We help owners maximize their rental income while providing exceptional guest experiences.

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