Do you leave your Fraser getaway empty for weeks at a time once the snow flies? At 8,000 feet, a routine cold snap can turn small oversights into burst pipes, fuel shortages, or blocked access. You want peace of mind, not surprises. In this guide, you’ll get a clear, step-by-step winterization plan tailored to Fraser and Grand County conditions, plus a printable checklist, what to tell your property manager, and when to hire pros. Let’s dive in.
Fraser winter reality: what to expect
Fraser and nearby Winter Park sit at high elevation with long winters, frequent snow, and rapid weather shifts. Deep cold can stress heating systems and freeze exposed plumbing. Stay alert to local weather by following the National Weather Service for regional alerts and forecasts through the NWS weather site.
Winter travel can be affected by mountain corridor storms and temporary closures on US 40 and I‑70. Before visits or deliveries, check CDOT’s COtrip road conditions for current closures and delays. For local emergency notices, monitor the Grand County Sheriff.
Protect plumbing and water systems
Frozen pipes are the most common and costly winter problem in mountain homes. Decide how you will manage water while you are away, then document your plan.
If you leave water on
- Set your thermostat to a safe minimum. Many owners use about 55°F. The U.S. Department of Energy’s thermostat guidance can help you balance comfort and efficiency.
- Insulate pipes in crawlspaces, garages, and attics. Add heat tape to vulnerable lines if practical.
- Open cabinet doors under sinks on exterior walls to let warm air reach pipes.
- Place water leak sensors near the water heater, washing machine, and any lower-level plumbing.
If you shut water off and drain
- Turn off the main valve and drain interior lines and water heater per manufacturer guidance. Hire a licensed plumber if you are unsure.
- Winterize exterior faucets, irrigation lines, and backflow preventers.
- On well systems, protect the pump, pressure tank, and lines from freezing with heat in the well house.
- If you have a septic system, consider a pre-winter inspection and pumping when usage patterns change. The EPA’s septic guidance explains care and maintenance basics.
Heat, fuel, and safety checks
Cold snaps can outpace fuel deliveries, and mid-winter breakdowns are costly. Take time in the fall to harden your systems.
- Schedule a professional tune-up for your furnace or boiler. If you use wood or pellet heat, clean and inspect the chimney and flues. The NFPA’s heating safety recommendations support annual inspections.
- If you use propane, enroll in auto-delivery or set earlier refill triggers before deep winter. Ensure tank access stays plowed.
- Test carbon monoxide and smoke detectors and replace batteries. Add detectors on each level near sleeping areas.
- Consider a backup generator for prolonged outages. Have a licensed electrician install and test your transfer switch and label the critical circuits.
Roof, ice, and snow management
Snow loads and ice dams can lead to leaks and structural stress, especially after back-to-back storms.
- Inspect roof flashings, attic insulation, and ventilation before winter. Proper ventilation and insulation reduce ice dams.
- After heavy storms, clear excessive snow from the roof and decks when safe. Steep or high roofs are dangerous, so hire insured professionals.
- Keep attic and soffit vents open and free of insulation blockages.
- Trim branches near the home to reduce snow and wind damage risk.
Access, driveway, and snow removal
You need reliable access for fuel deliveries, inspections, and emergency response.
- Secure a seasonal snow-removal contract before the first major storm. Confirm timing after snow events and how crews handle large accumulations.
- Plan snow storage areas so piles do not block sightlines or driveways.
- Add visible markers along driveways and around utilities so plow teams can locate edges and avoid damage.
- For local storm updates and emergency information, use the Grand County Sheriff and check CDOT COtrip before traveling.
Remote monitoring that works
Remote alerts can prevent small problems from becoming big losses.
- Install a smart thermostat with remote alerts. Monitor temperature and set notifications for power or heat loss.
- Add water leak sensors at key points and consider an automatic shutoff valve on the main line.
- Provide cellular backup for your monitoring if broadband is unreliable during storms.
- Test all apps and alerts before you leave and verify someone local can respond if needed.
Utilities and emergency readiness
A few simple steps keep essential services safe and accessible.
- Label your electrical panel and critical circuits. Confirm your generator transfer switch is compliant and inspected.
- Keep access to main shutoffs clear and visible for service crews.
- Secure propane tanks and lines and record current levels before you depart.
- Create a simple emergency kit and a written instruction sheet for guests or caretakers with contacts, shutoff locations, and alarm codes.
Leave heat on vs. drain the system
Both strategies can work in Fraser. Choose based on how long you will be away, your home’s systems, and who can respond locally.
Leave heat on
- Pros: Less risk of frozen pipes if heat is maintained, simpler to restart. Remote monitoring can catch problems early.
- Cons: Requires reliable power and fuel. A long outage or empty tank can still lead to freezing.
Drain and shut off water
- Pros: Eliminates most water-damage risk if a freeze occurs. Useful for long vacancies.
- Cons: Draining requires care. Some appliances and systems need professional winterization and spring startup.
For general winter-readiness tips for vacant properties, review FEMA’s winter weather guidance.
Printable checklist: Fraser second homes
Use this as a quick reference and share it with your property manager.
Pre-winter: late summer to early fall
- Confirm whether you have municipal water/sewer or a well and septic. Label all shutoffs.
- Schedule HVAC service and chimney cleaning.
- Inspect the roof, flashings, gutters, and attic insulation and ventilation; complete repairs.
- Arrange propane or fuel delivery plans.
- Hire or confirm a snow-removal contractor and emergency contact.
- Trim nearby trees and clear gutters and downspouts.
- Test CO and smoke detectors; replace batteries.
- If applicable, pump and inspect your septic system.
Before leaving for the season
- Choose your strategy: leave heat on at about 55°F with monitoring, or shut off water and drain systems. Document your choice for your caretaker.
- If leaving heat on: open sink cabinets on exterior walls and place leak sensors near vulnerable plumbing.
- If draining: shut off the main, drain lines and water heater, and winterize outdoor faucets and irrigation.
- Secure windows and doors. Set alarms and test remote access.
- Leave contact details and access instructions for your property manager.
- Shut off nonessential breakers. Follow special instructions for hot tubs.
- Store outdoor furniture and close crawlspace vents where appropriate.
- Take a current photo inventory for reference and potential claims.
During winter: remote checks
- Review thermostat and alarm alerts daily.
- Confirm post-storm checks by your manager after major snow events.
- Check CDOT COtrip road conditions before any visit.
What to tell your property manager
Use this quick template so anyone helping locally knows what to do.
- Primary contacts: Owner name, phone, email. Backup contact.
- Access: Lockbox code, smart lock codes, alarm code and vendor, Wi‑Fi info.
- Shutoffs: Location of main water valve, gas or propane shutoff, and electrical panel.
- Thermostat: Brand, app login, target temp, alert thresholds.
- Water plan: Heat-on approach or drained system; location of drain points and any heat tape.
- Fuel: Propane supplier and delivery plan; tank level trigger.
- Snow: Contractor name, schedule, and snow storage areas.
- Special notes: Pets, plants, hot tub care, roofs to avoid, emergency instructions.
When to hire pros in Fraser
Some jobs are best handled by licensed and insured professionals.
- HVAC and boilers, propane service, plumbing shut-downs and restarts, electrical work and generator installation, chimney cleaning, roof snow removal and ice-dam mitigation, septic inspections and pumping, and smart water shutoff systems.
- Verify licensing and complaint history with the Colorado Division of Professions and Occupations.
- For work that may need permits or inspections, consult the Grand County Building Department.
- Request proof of insurance and written scopes and timelines. Prefer vendors with Fraser/Winter Park experience.
Plan your timeline
Mountain contractors book up quickly. Ideally, complete HVAC, chimney, and roof work by early fall, finalize snow contracts before the first big storm, and set fuel delivery plans before demand spikes. Keep your checklist updated so each season goes more smoothly than the last.
Ready to dial in your Fraser winter plan or discuss a second-home strategy that fits your travel rhythm? For concierge guidance from an advisor who understands resort markets and cross-state living, connect with Denise O'Connell.
FAQs
What thermostat setting should I use in a vacant Fraser home?
- Many owners choose about 55°F to reduce freeze risk while balancing energy use. Confirm with your insurer and use a smart thermostat with alerts; see the DOE’s thermostat guidance.
Is it better to shut off water or leave heat on for a Fraser second home?
- Both work. Leave heat on if you can monitor and ensure fuel deliveries; shut water off and drain for long vacancies or if you lack local support. Follow manufacturer guidance or hire a plumber.
How often should I service my furnace, boiler, or chimney?
- Schedule annual HVAC service and a yearly chimney inspection and cleaning for wood or pellet appliances, consistent with NFPA heating safety recommendations.
Where do I check Grand County road closures before driving to my cabin?
- Use CDOT’s COtrip road conditions for statewide closures and delays and follow the Grand County Sheriff for local emergency notices.
What should I do about septic systems at a seasonal Fraser property?
- Have a pre-winter inspection if usage patterns change and maintain access to tank lids. The EPA’s septic guidance covers care and maintenance basics.
Do I need a generator in Fraser’s winter climate?
- A backup generator adds resilience during prolonged outages. Have a licensed electrician install a transfer switch, label critical circuits, and test the system before winter.
