Closing a seasonal cottage is mostly about water. Any water left in a pipe, pump, trap or tank can freeze, expand and crack what holds it. The rest of the job is keeping animals out and keeping your insurer satisfied. Do it before the first hard frost.
Every cottage is plumbed differently. If you are new to the property, pay a local plumber to close it with you the first time, and take notes.
Drain the water system
- Turn off the power to the water heater and the pump first. Use the breakers. An electric water heater that is switched on while empty will burn out its element.
- Shut off the water supply at the pump or main valve.
- Open every tap, hot and cold, inside and outside, including the shower. Leave them open.
- Drain the water heater. Attach a hose to the drain valve and run it outside or to a floor drain. Open a hot tap so air can get in.
- Open the low-point drains. Most cottage plumbing is sloped to one or more drain valves. Open them all.
- Drain the pressure tank and any filter housings.
- Blow out the lines with an air compressor if your system has dips that hold water.
- Flush the toilets to empty the tanks, then sponge out what is left in the tank and bowl.
Antifreeze in the traps
You cannot drain a trap, so you protect it. Pour plumbing antifreeze into every sink, tub and shower drain, the toilet bowl and tank, and any floor drain. Use the non-toxic kind sold for plumbing and RVs. Never use automotive antifreeze. It is poisonous and it ends up in your septic system and the ground.
Pump and UV system
- Drain the pump following the maker’s instructions. Most have a drain plug on the housing.
- If the pump or the intake line comes out of the lake for winter, pull it before the water gets too cold to work in.
- For an ultraviolet system, switch it off, drain the chamber and remove the filter cartridges. Follow the manual for the lamp and the glass sleeve. Many owners store them indoors.
Our septic, wells and water guide explains how these systems work.
Appliances
- Dishwasher and washing machine. Disconnect and drain the supply hoses. Water stays in the pumps, so follow the manual. Many call for a small amount of plumbing antifreeze.
- Fridge and freezer. Empty, clean, unplug and prop the doors open so they do not grow mould.
- Propane. Close the valves at the tanks and at each appliance.
- Food. Take home anything that can freeze, burst or attract animals. That includes cans and bottles.
Docks and boats
Ice does the most damage in spring, when large sheets move with wind and current. They can push a dock ashore or drag it away.
- Floating and pipe docks. Most are pulled out, or disconnected and tied in a sheltered spot.
- Crib docks and boathouses. These stay put, so some owners use a bubbler or de-icer to keep ice from gripping them. A bubbler leaves open water or thin ice, which is a danger to snowmobilers, skiers and animals. Keep the open area as small as you can, mark it clearly and ask your township and lake association about any local rules.
- Boats and motors. Winterize the engine, add fuel stabilizer, drain water from the hull and pull the plug. Store the boat covered, and take batteries home.
- Clean before you move. If the boat is going to another lake next year, remember Ontario requires boaters to pull drain plugs and remove plants, animals and algae before transporting a boat over land.
Mice and other visitors
- Seal gaps around pipes, wires and the foundation with steel wool or metal mesh.
- Remove all food, including pet food and bird seed.
- Store bedding and linens in sealed bins.
- Cap the chimney and close the stove damper.
Insurance and winter checks
Read your policy before you lock up. The Insurance Bureau of Canada notes that coverage on a seasonal property may be more limited when it sits empty for long periods, and that insurers often expect owners to winterize and inspect. Damage from frozen pipes may not be covered at all if you did not meet those conditions.
- Ask your broker what the policy requires. Some call for the water to be shut off and drained. Some call for regular visits by a responsible person.
- If checks are required, find out how often, and keep a dated log with photos.
- Hire a local property watch service if you cannot get there yourself.
Conditions vary by insurer, so get the answer in writing.
Hydro
Owners handle power in one of two ways. Some switch off the main breaker. Others leave the main on and turn off every breaker except the ones they need, such as a bubbler, a security system or a camera.
Either way, switch off the water heater, pump, stove and baseboard heaters, and unplug electronics. Leave a note on the panel that the water heater is empty, so nobody switches it on in spring before the tank is filled.
Short checklist
- Power off to water heater and pump
- Water supply shut off, all taps open
- Water heater, pressure tank, filters and lines drained
- Toilets emptied, antifreeze in every trap and bowl
- Pump, intake line and UV system drained and stored
- Appliances drained, fridge emptied and propped open
- Propane valves closed
- Food, liquids and valuables removed
- Dock out or secured, boat winterized and stored
- Entry points sealed, chimney capped
- Breakers set, note left on the panel
- Windows and doors locked, photos taken
- Winter checks arranged and insurer’s conditions confirmed
If closing up every year sounds like more than you want to take on, read seasonal vs four-season cottages before you buy.