What if a single cold snap or heavy storm put your Cordillera mountain home at risk while you were away? Winter in Gypsum and greater Eagle County can be beautiful, but it can also be hard on second homes. You want peace of mind that pipes will not freeze, the roof will hold, and access stays open for vendors and emergency responders. This guide gives you a clear plan to prepare your property and set up reliable support so you can enjoy the season worry‑free.
Let’s dive in.
Know your Cordillera winter risks
High elevation means colder temperatures, strong winds, and frequent freeze and thaw cycles. In Eagle County, you can see multi‑day cold snaps and episodic heavy snow that limit access. These conditions raise the chances of frozen pipes, ice dams, roof snow loads, wind damage, and power outages.
Every property sits at a unique elevation and aspect. Homes on shaded slopes or with exposed ridgelines feel more wind and retain more snow. Use data from the nearest National Weather Service station and stay alert to mountain weather and snowpack bulletins for seasonal context. Plan for the extremes, not just the averages.
Choose a winterization approach
Before you tackle tasks, decide how your home will be used.
- Full winterization for long vacancies: Shut off the main water, drain lines, and add RV‑grade non‑toxic antifreeze to traps. This is the most reliable protection if you will not maintain heat.
- Maintain heat with monitoring: Keep interior temperatures at a safe minimum. Many insurers suggest at least 55°F, but confirm with your policy and consider 60°F for older or less insulated homes. Pair heat with leak detection and regular local checks.
- Hybrid approach: Turn off and blow out exterior and irrigation lines, keep domestic water on, and use smart monitoring with weekly in‑person checks.
Plumbing: protect pipes and water systems
Frozen or burst pipes are the most common winter loss in mountain homes. A little prep goes a long way.
- Locate and label shutoffs. Tag the main water, water heater valves, each plumbing zone, irrigation shutoff, and all hose bib shutoffs.
- Exterior fixtures. Install or test frost‑proof hose bibs, remove hoses, and drain exterior lines.
- Irrigation blowout. Hire a licensed landscaper to blow out and isolate the irrigation system. Irrigation damage is a frequent winter issue.
- Water heaters. If leaving heat on, set to vacation mode as appropriate. If fully winterizing, drain the tank and follow manufacturer guidance.
- Insulate vulnerable runs. Use foam sleeves and, where appropriate, heat tape for pipes in garages, crawlspaces, and exterior walls. Pay attention to lines in soffits or near vents.
- Sump pumps. Test primary and backup pumps. Consider an alarmed or monitored device if you rely on sump systems during snowmelt or rain.
- Leak detection. Add a whole‑home automatic shutoff device and place sensors at high‑risk spots like under sinks, near the water heater and washer, and by sump basins. Choose a system that sends remote alerts and can close the main if a leak is detected.
- Sewer or septic. Confirm if you are on municipal sewer or a private septic system. Septic systems need different winter prep, like insulating tank lids and avoiding compaction over the field.
Heating, thermostats, and indoor monitoring
Your heating strategy should prevent freezes and allow you to see issues early.
- Service HVAC before winter. Have a professional inspect furnaces or boilers, confirm combustion air, clean chimneys and vents, and check seals on doors and windows.
- Smart thermostats. Choose models with remote control and alerts. Set a minimum temperature when vacant, confirm insurer guidelines, and use temperature and humidity sensors across zones and levels.
- Safety devices. Test smoke and carbon monoxide alarms and replace batteries. Consider monitored CO alarms if you are away for long stretches.
- Backup heat and power. If you have or plan to add a generator, size it to run essential circuits like the furnace and sump pump. Test the generator and transfer switch annually and store fuel safely per local code.
Roof, gutters, and exterior envelope
Ice dams and heavy snow can damage even well‑built homes. Focus on drainage and snow management.
- Clear gutters and downspouts. Do this before the first big storms so meltwater can drain away from the foundation.
- Attic insulation and ventilation. Proper insulation and ventilation help keep the roof deck cold and reduce ice dams. Seal air leaks from living spaces into the attic.
- Heat cables and snow guards. Where ice dams are known to form, use gutter heat cables as directed by the manufacturer. Snow guards can prevent roof avalanches that damage property below.
- Roof inspection. Check flashing, chimney caps, and known weak spots. Fix issues before freeze and thaw cycles make them worse.
- Tree risk. Trim dead or overhanging branches that could fall in wind or under heavy, wet snow. Keep vegetation clear of utility lines.
Driveway access and snow removal plan
Keeping access open matters for vendors, deliveries, and emergency responders.
- Know who clears what. In gated or private areas, HOAs often handle common roads, while owners are responsible for driveways. Public roads are maintained by the town or county. Confirm responsibilities in your HOA documents and with local public works.
- Match the vendor to the driveway. Steep, narrow, or long driveways need experienced operators and the right equipment. Plan space for plow trucks to turn and for snow storage that does not block vents, meters, or visibility.
- Set clear contracts. Define response times, snowfall triggers, what “clear” means, whether 24/7 service is included, and how heavy storms are billed. State which deicing materials may be used.
- Choose deicer wisely. Low‑chloride products like magnesium chloride are often gentler on concrete and plants than sodium chloride. Avoid urea near vegetation.
- Plan for big storms. For remote or high‑slope homes, discuss alternate access options with your HOA or vendors in case roads are temporarily impassable.
Utilities, outages, and remote alerts
Power or fuel interruptions can quickly lead to frozen pipes. Prepare for continuity and notification.
Verify providers and accounts. In much of Eagle County, electric service is often provided by Holy Cross Energy and natural gas by Black Hills Energy, but confirm for your specific address. Set up outage notifications and keep emergency contact numbers handy.
Backup power. Consider an automatic standby generator sized for heat and essential circuits. Test annually and follow fuel storage rules. If you rely on remote alerts, add battery backups for Wi‑Fi, sensors, and sump pumps.
Remote monitoring. Use smart thermostats, leak sensors, cameras, and power monitors with cellular backup if possible. Combine automated alerts with a local vendor who can respond.
Propane logistics. If your home uses propane, arrange winter fill schedules and consider a remote tank gauge so you or your manager can track levels.
Vendors, property management, and access
The right team and clear instructions can prevent small issues from becoming major losses.
- Build your vendor roster. Typical pros include a property manager, HVAC technician, licensed plumber and electrician, chimney or roof contractor, snow removal contractor with mountain experience, arborist, generator technician, and an emergency locksmith.
- Vet thoroughly. Ask for local references, proof of insurance and bonding, and the appropriate licenses. Get a written scope, pricing, response times, and termination terms. Request photo reports after visits.
- Provide a property manual. Map valve and panel locations, gate codes, key locations, and emergency contacts. State when vendors should notify you and when they should act.
- Set access systems. Use a secure lockbox, smart locks, or key custody with your manager. Favor systems that log access.
- Schedule regular checks. Weekly interior and exterior checks during winter vacancy are common. Verify heat is on, look for leaks, confirm tank levels, and note roof or snow hazards.
- Define emergency escalation. Give spending limits for immediate mitigation, with a clear process for approvals on larger repairs.
Insurance, HOA rules, and local resources
Policies and community rules often set minimum standards for winter prep.
- Insurance provisions. Many homeowner policies change coverage if a property is unoccupied for 30 to 60 days. Insurers commonly require that you maintain heat at a minimum temperature or fully winterize. Document your winterization steps and keep receipts.
- Frozen‑pipe claims. These are common and costly. Follow your insurer’s guidance, keep thermostats at recommended minimums if occupied intermittently, or fully winterize if not.
- HOA and local rules. Cordillera communities may have standards for vendor access, parking during storms, and snow removal on common roads. Private driveways are typically the owner’s responsibility. Check with Cordillera HOA management and Town of Gypsum or Eagle County Public Works for specifics.
- Emergency and weather resources. Monitor National Weather Service forecasts, Eagle County emergency updates, and mountain snowpack advisories from the Colorado Avalanche Information Center. Use 811 before any winter excavation or tree work.
Quick pre‑departure checklist
- Choose your approach: full drain and shutoff, maintain heat, or hybrid.
- Service furnace or boiler, chimney, and generator; test CO and smoke alarms.
- Insulate pipes and add heat tape where needed; label all shutoffs.
- Remove hoses, drain exterior lines, blow out irrigation, and insulate backflow preventers.
- Install a smart thermostat and leak sensors; test remote alerts and cellular backups.
- Contract snow removal with written response standards and deicer preferences.
- Clear gutters, inspect roof and flashing, and trim hazardous trees.
- Stock deicer, a roof rake, shovels, and generator fuel stored per code.
- Share your property manual, access instructions, and emergency contacts with trusted vendors.
Preparing your Cordillera home for winter is a series of smart choices made before the first storm arrives. With clear systems, strong vendors, and reliable monitoring, you reduce risk and protect your investment while you are away. If you want a local perspective on setting up the right team or how winter readiness affects value and resale, reach out to LandInVail for guidance tailored to your property.
FAQs
Should I shut off the water when leaving my Cordillera home for the season?
- If you will be away and not maintaining heat, full winterization with shutoff, draining, and RV‑grade antifreeze in traps is the most reliable protection; if you leave heat on, follow your insurer’s minimum temperature guidance and use leak detection with local checks.
What temperature should I set the thermostat in a vacant mountain home?
- Many insurers recommend at least 55°F, with higher settings for older or less insulated homes; confirm the requirement in your policy and monitor multiple zones.
Who handles snow removal for Cordillera homes and roads?
- Public roads are maintained by the town or county, HOAs often manage common roads, and private driveways are typically the owner’s responsibility; review your HOA documents and vendor contracts.
How often should someone check a vacant Cordillera home in winter?
- Weekly checks are common, with additional visits during cold snaps, after major storms, or when a monitored alert is triggered.
What deicer is best for Cordillera driveways and walkways?
- Low‑chloride products like magnesium chloride are generally less damaging to concrete and vegetation than sodium chloride; avoid urea near plants and follow product directions.
