Closing up your Denia property for winter: the full checklist

Closing a Spanish property for three to four months is routine if you follow the steps in order. Missing one—especially plumbing or gas—can turn an empty house into a repair bill that rivals a whole year's maintenance budget.

Water system: drain, don't just switch off

Pipes freeze in continental winters, and frozen pipes burst. Draining the water entirely is the only way to avoid it. Close the main stopcock, open every tap in the house (including external taps), and make sure the boiler is not relying on a trapped water loop. In an empty property, the only safe assumption is that a small leak will become a serious one.

Heating and boiler: switch to minimal mode

A modern combi boiler set to 10°C frost protection will fire up enough to keep pipes from freezing without heating the house. Older systems may not have that option. If yours doesn't, have a technician check the safest winter setting before you leave.

Electricity: leave the essentials on

Kill the main breaker for the stove and any high-draw appliances, but leave the circuit for the boiler and alarm (if you have one) live. A dark, electrically dead house is an invitation. A connected boiler and alarm system are the difference between manageable and expensive.

Gas: check everything twice

Gas is not something to guess about. If you have a gas boiler, it's already checked. If you have gas for cooking or hot water backup, hire a technician to isolate the gas supply at the meter and confirm the shutoff is operational. Do not rely on a single valve handle being in the correct position.

Windows and doors: inspection before closing

Walk the perimeter. Check every window frame and door seal for cracks or gaps that might let water in during a winter storm. Denia doesn't get serious flooding, but wind-driven rain into a badly sealed opening can still cause damp and ruined finishes.

Exterior: gutters and drainage

Clear gutters of leaves and debris. Check that downpipes are clear and discharging water away from the house base. A blocked gutter that overflows will run down the exterior wall into the foundations and create a problem that appears only when the wall starts to stain or the wall plaster begins to fail.

Appliances: empty and prop open

Empty the fridge and leave it unplugged with the door ajar. Empty the freezer the same way. Remove anything from washing machine and dishwasher drums. Damp, sealed cavities breed mold. An open door and dry surroundings matter more than you think.

A small repair done in October is cheaper than a large one discovered in April.

A final walk-through

• Water main closed and taps open.
• Boiler set to frost protection.
• Alarm set and circuit live.
• Gas isolated at meter.
• Gutters clear, downpipes running.
• Windows and doors inspected and sealed.
• All appliances empty, doors open or off.
• Lights on a timer (optional but useful).
• Insurance confirmed for winter vacancy.