Vacation Home Maintenance Guide
Owning a vacation home is rewarding, but distance makes maintenance tricky. The National Association of Realtors (NAR) reports there are roughly 5.5 million vacation and second homes in the U.S., and the Insurance Information Institute notes that unoccupied properties are 2-3 times more likely to experience burglary, vandalism, or undetected damage. This guide helps you protect your investment when you're not there and prepare for each visit.
$10K+
Average water damage claim
1-2 weeks
Recommended check-in frequency
55°F
Minimum winter thermostat setting
Top Risks for Unoccupied Homes
Water Damage
#1 cause of vacation home damage. State Farm reports that the average frozen pipe claim exceeds $18,000 in repairs. Slow leaks and appliance failures can cause catastrophic damage when no one's there to notice.
Prevention: Water sensors, main shutoff, winterization
HVAC Failure
AC or heat failure in an empty home leads to mold, humidity damage, or frozen pipes depending on the season.
Prevention: Smart thermostat, regular servicing
Security Issues
Empty homes are targets for break-ins. Obvious vacancy signs (mail pileup, dark windows, unmaintained yard) attract problems.
Prevention: Timers, cameras, neighbor checks
Pest Infestation
Mice, insects, and wildlife move into empty homes. Small entry points become big problems over months of vacancy.
Prevention: Seal entry points, pest control visits
Before You Leave: Departure Checklist
Water & Plumbing
- □Turn off main water supply (or leave on if using smart leak sensors)
- □Run garbage disposal to clear
- □Check under sinks for leaks
- □Turn water heater to "vacation" mode
Appliances & Electric
- □Empty and unplug refrigerator (or set to lowest setting)
- □Unplug small appliances (surge protection)
- □Set lights on timers
- □Leave HVAC running (set appropriately for season)
Security
- □Lock all doors and windows
- □Set alarm system
- □Notify neighbors/property manager
- □Stop mail/newspaper delivery
Clean Up
- □Empty all trash
- □Clean out refrigerator
- □Strip beds (or cover furniture if long absence)
- □Close interior doors for consistent temperature
Seasonal Considerations
❄️ Winterizing (Cold Climate)
- • Set heat to 55°F minimum (or 60°F for extra safety)
- • Open cabinet doors to let warm air reach pipes
- • Drain outdoor faucets and hoses
- • Insulate exposed pipes in crawlspace/garage
- • Consider full winterization (drain all pipes) for extended absence
- • Add RV antifreeze to toilets and drains
- • Have furnace serviced before winter
- • Clear gutters of debris
☀️ Summer (Hot/Humid Climate)
- • Keep AC running (set to 78-80°F)
- • Use dehumidifier if humidity is a concern
- • Ensure proper ventilation
- • Arrange for lawn care
- • Service AC before summer season
- • Close blinds to reduce heat gain
- • Check for standing water (pools, fountains)
- • Pest control treatment
"Remote monitoring technology — including smart thermostats, leak detectors, and security cameras — has dramatically reduced the risk of catastrophic damage to vacation and second homes."
— Insurance Information Institute
Essential Smart Home Devices
Remote monitoring is a game-changer for vacation homes. These devices provide peace of mind and early warning of problems.
Water Leak Sensors
Place near water heater, under sinks, by washing machine. Get instant alerts for leaks.
Cost: $20-$50 each
Smart Thermostat
Monitor and adjust temperature remotely. Get alerts if temps drop dangerously low.
Cost: $100-$250
Security Cameras
Check on property anytime. Motion alerts for unexpected activity.
Cost: $50-$200 each
Smart Water Shutoff
Automatically shuts off main water if leak detected. Prevents catastrophic damage.
Cost: $150-$500
Arrival Day: Opening Checklist
- □Check for water damage (stains, musty smell)
- □Turn on main water supply slowly
- □Run all faucets to flush lines
- □Check water heater (turn on if off)
- □Inspect for pest evidence
- □Test smoke/CO detectors
- □Adjust thermostat to normal
- □Plug in and start refrigerator
- □Open windows briefly to air out
- □Check exterior (roof, siding, deck) for damage
Who Can Check On Your Property?
| Option | Cost | Best For |
|---|---|---|
| Trusted neighbor | Free (or small gift) | Basic visual checks, mail collection |
| Property management co. | $100-$300/month | Full service, handles repairs, long absences |
| Home watch service | $50-$150/visit | Periodic inspections, documentation |
| Handyman/caretaker | $20-$50/visit | Checks + light maintenance |
*Many insurance policies require periodic inspections. Check your policy requirements.
Frequently Asked Questions
Should I leave water on or off when away?
It depends. If you have smart leak sensors with auto-shutoff, you can leave water on. Otherwise, turning off the main supply prevents catastrophic leaks. For winter, fully drain pipes if you'll be gone for months.
What temperature should I set in an empty house?
Winter: minimum 55°F to prevent frozen pipes (60°F for extra safety). Summer: 78-80°F with humidity control to prevent mold. Smart thermostats let you monitor and adjust remotely.
Do I need different insurance for a vacation home?
Yes. Standard homeowner's insurance doesn't cover vacant homes. You need a second home policy or vacancy endorsement. These often require periodic inspections and have higher deductibles. Review coverage for water damage, which is the #1 claim for vacation homes.
How often should someone check on the property?
Ideally every 1-2 weeks; minimum monthly. Many insurance policies specify inspection requirements. Smart home devices can extend the time between physical visits by providing remote monitoring.
How do I winterize a vacation home?
Shut off the main water supply and drain all pipes, faucets, and toilets. Add antifreeze to drain traps. Set the thermostat to at least 55°F (never turn heat completely off). Unplug appliances, clean out the refrigerator, and install smart leak detectors and a smart thermostat for remote monitoring.
Should I hire a property manager for my vacation home?
A property manager (typically 8-12% of rental income) is worth considering if your vacation home is more than 2 hours away, you rent it out regularly, or you can't visit monthly. They handle maintenance emergencies, guest check-ins, cleaning coordination, and seasonal prep. For non-rental properties, a local caretaker ($100-$300/month) may suffice.
What insurance do I need for a vacation home?
You need a separate homeowner's policy (not covered by your primary home insurance). If you rent it out, you'll need a landlord or short-term rental policy. Standard vacation home insurance costs 10-20% more than primary home insurance. Also consider flood insurance (even if not in a flood zone) and umbrella liability coverage.
Sources
- National Association of Realtors (NAR) — "Vacation Home Buyers Survey"
- Insurance Information Institute — "Facts + Statistics: Homeowners Insurance"
- State Farm — "Frozen Pipes: Prevention and Claims Data"
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