The Complete Guide to Winterizing Your STR Property

Winter can be brutal on properties, and short-term rentals face unique challenges. Unlike owner-occupied homes where someone is always around to catch problems early, STRs may sit empty between guests, allowing small issues to become expensive disasters. A burst pipe from a single night of freezing temperatures can cause $10,000 or more in damage.

This guide covers everything you need to protect your STR investment during cold months while maintaining an excellent guest experience.

Plumbing: Your #1 Winter Priority

Frozen pipes are the most common and expensive winter problem for STR owners. Water damage from burst pipes can destroy flooring, walls, furniture, and force extended closures during your busiest season.

Pipe Protection Essentials

• Insulate exposed pipes in crawl spaces, attics, garages, and exterior walls. Use foam pipe insulation or heat tape for high-risk areas.
• Install smart water leak sensors near water heaters, under sinks, and by washing machines. Devices like Flo by Moen or Phyn can detect leaks and automatically shut off water.
• Know your main water shutoff location and ensure your property manager or co-host can access it quickly.
• Set minimum thermostat temperatures of 55°F (13°C) even when the property is vacant.
• Open cabinet doors under sinks on exterior walls to allow warm air circulation (include this in your guest instructions for cold snaps).

For Vacant Periods

If your property will be vacant during extreme cold:

• Consider draining the water system completely
• Add RV antifreeze to toilet bowls, sink traps, and drain traps
• Turn off the water heater (but leave heat on)
• Have someone check the property every 24-48 hours during extreme cold

HVAC System Preparation

Your heating system will work overtime during winter. Prepare it properly to avoid mid-stay breakdowns that result in refunds and bad reviews.

Pre-Season HVAC Checklist

• Schedule professional maintenance before cold weather arrives. Have a technician inspect, clean, and tune the system.
• Replace air filters and stock extras. Dirty filters reduce efficiency and can cause system failures.
• Test the system thoroughly including all heating zones if you have multiple.
• Check carbon monoxide detectors - essential with increased furnace use. Replace batteries and test monthly.
• Clear area around outdoor units of debris, leaves, and ensure proper drainage.
• Inspect ductwork for leaks or disconnections, especially in unconditioned spaces.

Backup Heating Options

Consider providing backup heat sources for guest comfort and emergency situations:

• Electric space heaters (with safety auto-shutoff features)
• Electric fireplace inserts
• Extra blankets and throws in every bedroom

Exterior Winterization

Outdoor Plumbing

• Disconnect and drain garden hoses
• Shut off exterior faucet supply lines from inside
• Install insulated faucet covers on outdoor spigots
• Drain and winterize irrigation systems
• Winterize pools and hot tubs per manufacturer instructions (or hire a professional)

Property Access & Safety

• Stock ice melt/salt and snow shovels in an accessible location
• Arrange snow removal - immediate clearing is essential for guest safety and access
• Check exterior lighting - shorter days mean guests arrive in the dark
• Inspect handrails and steps for stability
• Clear gutters to prevent ice dams
• Trim branches that could fall on the property during ice storms

Guest Communication for Winter Stays

Winter guests need specific information to have a great stay and help protect your property:

Include in Your Welcome Guide

• Thermostat operation instructions
• Location of extra blankets and space heaters
• Fireplace operation (if applicable)
• What to do if heat fails (emergency contacts)
• Snow removal expectations and schedule
• Driving tips for the area in winter conditions
• Request to keep heat at minimum 60°F even when away

Automate Critical Alerts

Set up automated messages for:

• Winter weather advisories
• Reminders about keeping heat on
• Road condition updates
• Check-out instructions specific to winter (don't turn heat off!)

Insurance Considerations

Winter brings increased liability and damage risk. Review your coverage:

• Verify STR-specific coverage - standard homeowner's policies often exclude commercial use
• Document property condition with photos before winter season
• Understand your deductibles for water damage claims
• Consider umbrella liability for slip-and-fall incidents
• Know your policy's vacancy clauses - some void coverage after 30-60 days vacant

Seasonal Pricing Strategy

Winter brings different demand patterns depending on your market:

Winter Peak Markets

Ski destinations, snowbird locations, and holiday markets see premium rates in winter. Maximize revenue with:

• Minimum night stays during holidays (4-7 nights)
• Dynamic pricing based on snowfall and conditions
• Premium pricing for New Year's Eve and holiday weeks

Winter Slow Markets

Beach and summer destinations often face low winter demand. Consider:

• Monthly discounts for snowbirds (30-50% off nightly rates)
• Targeting traveling professionals and remote workers
• Lower rates to maintain some income vs. sitting empty
• This may be your maintenance and upgrade window