Every fall, thousands of seasonal homeowners close up their mid-coast Maine properties and head south for the winter. Done right, winterization takes a few hours and can save you from a very expensive spring surprise. Done wrong — or skipped entirely — a single frozen pipe can cause tens of thousands of dollars in water damage before anyone notices.

Here's the complete checklist we use when winterizing homes for our clients across Rockland, Camden, Rockport, and the surrounding communities.

This is the single most important step. Maine winters regularly push temperatures well below zero, and any water left in pipes can freeze, expand, and split the pipe — often in a wall or ceiling where you won't find it until spring.

• Locate your main shutoff valve and turn it off
• Open every faucet in the house — hot and cold — to drain the lines
• Flush every toilet until the tank and bowl are empty
• Pour non-toxic RV antifreeze into every drain trap, including toilets, sinks, showers, and floor drains
• Have your water heater drained by a plumber if you're leaving for more than a month

Pro tip: If your home has a well, make sure the pressure tank and pump lines are also drained or protected.

Even if you're shutting the house down completely, you have two options: maintain a minimum heat level (typically 50°F) or drain the heating system entirely.

Keeping minimal heat is the simpler option and protects against moisture and mold as well as freezing. It does mean an ongoing heating bill, but it's often worth it for older homes with complex plumbing.

Draining a hydronic (hot water) system requires a professional and should include adding antifreeze to the system. Don't attempt this yourself unless you're very familiar with your specific setup.

For forced-air systems, replace the furnace filter before you leave and make sure the thermostat is set to at least 50°F.

Fall is the right time to clear gutters of leaves and debris before the first freeze. Ice dams — ridges of ice that form at the roof edge and force water back under shingles — are one of the most common causes of winter water damage in Maine.

• Clean gutters and downspouts thoroughly
• Check for any loose or missing shingles
• Look for signs of sagging or soft spots that could collapse under snow load
• Make sure attic ventilation is clear so heat doesn't build up and accelerate ice dam formation

Maine storms can be fierce. Before you leave:

• Store or secure any outdoor furniture, grills, and decorations
• Disconnect and drain garden hoses; shut off exterior hose bibs from inside
• Check that all windows and doors close and latch properly
• Trim any dead branches overhanging the roof or power lines
• Make sure your driveway and walkways are accessible for emergency access

• Unplug all appliances and electronics
• Empty and prop open the refrigerator and freezer doors to prevent mold
• Remove all food from the pantry — mice are very active in empty Maine homes in winter
• Set your water heater to "vacation" mode or turn it off entirely
• Leave cabinet doors under sinks open if you're maintaining minimal heat, to allow warm air to reach the pipes

Even the most thorough winterization can't prevent every problem. A burst pipe from an unexpected cold snap, a roof leak from an ice dam, a broken window from a storm — these things happen, and the longer they go undetected, the worse the damage.

A professional home watch service visits your property on a regular schedule — weekly or bi-weekly — and sends you a written report with photos after every visit. If something needs attention, we coordinate with local contractors so the problem gets addressed before it becomes a disaster.

Ready to close up your Maine property with confidence? Call us at (207) 656-7058 or send us a message to set up a winterization visit and ongoing home watch service.