Collaborative post
If your family cottage gets most of its use between April and September, it’ll probably sit empty for a good stretch over winter. That’s fine, but an unoccupied property in freezing temperatures can run into problems fast. According to the Association of British Insurers, insurers settled roughly 12,000 weather-related burst pipe claims in 2023, and the average claim came in above £17,000.
A large share of these claims hit properties where nobody was around to spot the problem early, or where basic precautions hadn’t been taken. The good news is that a few hours of prep in autumn can save you from a very expensive phone call in January. Here’s what to focus on before you lock up for the season…
Drain Down or Keep the Heating Ticking Over
You’ve got two main options when it comes to your water system. The first is a full drain down. That means turning off the mains water supply, opening all taps, and flushing the toilets until the system is empty. This is the safest route if you won’t be visiting the property at all during winter.
The second option is to leave the heating on a low setting, usually around 13 to 15°C. This will keep the temperature high enough to stop pipes from freezing without running up a massive energy bill. If you go this route, make sure the boiler has been serviced recently and the thermostat is working properly.
Lag Exposed Pipes and Tanks
Even if you’re keeping the heating on, exposed pipes in the loft, under the floorboards, or running along exterior walls are still vulnerable. Foam pipe insulation is cheap and takes minutes to fit. Pay extra attention to any pipework in unheated areas like garages, utility rooms, and roof spaces.
If your cottage has a cold water tank in the loft, lag that too. A burst tank can cause catastrophic damage to ceilings and walls, and it’s one of the most common sources of water damage in older properties.
Secure Windows, Doors, and Entry Points
An empty cottage is a target, so go through the basics before you leave. Check that all window locks work and that external doors are properly secured. If any seals or frames have gaps, sort them out. Draughts aren’t just an insulation issue. They’ll let cold air reach pipes you’ve worked hard to protect.
Trim back any overgrown branches near windows or the roof too. Winter storms can turn loose branches into projectiles.
Check Your Home Insurance Before Winter Arrives
This is the bit that catches people out. Most standard home insurance policies will restrict or reduce cover if a property has been unoccupied for more than 30 to 60 consecutive days, depending on the provider. For families who use a second home mainly in the warmer months, that threshold can be reached well before Christmas.
Check your policy wording carefully. Some policies void certain types of cover entirely during prolonged vacancy, particularly escape of water (that’s insurer language for burst or leaking pipes flooding your property), which is exactly the risk you’re trying to manage. If you own a second property that sits empty for months at a time, you’ll likely need specialist home insurance for a second home, one that covers the specific risks an unoccupied building faces during winter.
Don’t assume your existing policy will carry you through. A proper review of your documents in October will tell you where you stand.
Set Light Timers and Make It Look Lived In
Leaving a couple of lights on timers is one of the simplest ways to put off burglars. Set them to come on at different times in the evening so it doesn’t look obviously automatic. An outside light on a motion sensor is also a great way to deter anyone coming too close and alerting an observant neighbour.
Redirect your post too. A pile of letters on the doormat is a clear giveaway.
Arrange Regular Property Checks
Even with everything drained, lagged, and locked, there’s no substitute for someone actually going inside and looking around. Ask a neighbour, a local friend, or a property management service to pop in every couple of weeks. They should look for signs of damp or water ingress, check the heating is still running if you’ve left it on, and make sure no doors or windows have been forced.
Many insurance policies require proof of regular inspections during vacancy periods. Even if yours doesn’t, having someone keep an eye on things will give you much better odds of catching a problem before it turns into a claim.
Sort It in September, Forget About It All Winter
Winterising a holiday cottage doesn’t take long and it doesn’t cost much. A roll of pipe lagging, a couple of plug-in timers, and a morning spent going room by room will cover most of it. The real cost comes from doing nothing and hoping for the best. Sort it before the cold arrives, and you’ll spend the rest of winter not worrying about it.