Winter weather in Park City can arrive quickly, bringing freezing temperatures and heavy snowfall. For second-home and ski condo owners, preparing your property before winter is essential. Taking care of key maintenance items now can help prevent costly repairs, protect your investment, and ensure your mountain retreat is ready whenever you arrive. Below is a checklist of key items that should be checked.
1. Exterior Plumbing & Irrigation Systems
Plumbing freeze-ups remain the number one source of winter property damage in our mountain valleys.
- Blow out sprinkler lines: Compressed air blowout is essential to evacuate residual water from underground lateral lines and manifolds before the ground freezes.
- Disconnect garden hoses: Leaving a hose attached prevents frost-free hose hydrants from self-draining, cracking the valve stem inside the wall.
- Shut off exterior supply lines: Close dedicated interior shut-off valves for exterior hose bibs and open outdoor faucets to drain remaining water.
2. Roof, Gutters & Ice Dam Prevention
Freeze-thaw cycles and heavy snowpack can quickly create ice dams, driving moisture underneath shingles and into interior ceilings.
- Clear debris: Remove pine needles and leaves from roof valleys, gutters, and downspout openings to allow melting snow to drain freely.
- Test heat tape & de-icing cables: Verify that all roof edge and gutter heat cables are plugged into working GFCI outlets, drawing power, and heating along the entire line.
- Inspect roof penetrations: Check flashing around chimneys, skylights, and exhaust flues to verify watertight seals before heavy snow blankets the roof.
3. HVAC & Freeze-Protection Monitoring
A reliable heating system is vital to preserving your interior plumbing while the home is unoccupied.
- Schedule an annual furnace tune-up: Replace air filters, ensure clean burner ignition, and test safety shut-off switches.
- Set baseline thermostat temperatures: Never set thermostats below 55°F to 58°F, even when vacant for weeks. Keep interior cabinet doors under sinks open during severe cold snaps so warm air circulates around supply pipes.
- Equip smart freeze alarms: Install Wi-Fi-enabled thermostats and freeze sensors that immediately alert your phone or property manager if interior temperatures drop unexpectedly.
4. Window Wells & Foundations
Utah mountain snowmelt creates intense hydrostatic pressure around foundations.
- Grade away from walls: Ensure window well gravel is cleared of decaying leaves and sloped away from basement window rough openings.
- Install secure window well covers: Polycarbonate or heavy-duty metal grates keep deep snowpack out of basement wells and prevent wildlife from becoming trapped.
Planning Ahead
Whether you are preparing your home for personal winter getaways, hosting holiday guests, or safeguarding an investment condo, a little preparation in November ensures a worry-free winter on the slopes.
Have questions about market conditions, trusted local trades, or managing your mountain property? Connect with us anytime.
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