Winter closing checklist for Ontario cottage STRs

Ontario cottage hosts who shut down between Thanksgiving and the May long weekend have one job: drain everything before the first hard freeze. The list below is in the order you should do it, not in importance order — getting the order wrong is how pipes split.

1. Notify your insurer (do this first)

Most STR policies require written notice that the property is unoccupied past 30 days. Failing to notify can void claims for burst pipes, vandalism, and theft. Email is fine — keep the read receipt.

2. Cancel or pause utilities you do not need

• Internet: keep it on if you have a freeze monitor or remote thermostat. Otherwise pause.
• Water heater: turn the breaker off after step 4.
• Propane: leave the tank open if you are heating to 8°C, close it if you are draining cold.

3. Drain the system in this order

1. Shut off the main supply at the well or municipal valve.
2. Open every tap (hot and cold) on the lowest floor, then work up.
3. Flush every toilet until the tank stops refilling, then sponge out residual.
4. Drain the hot water tank from the bottom valve (have a hose ready).
5. Drain the dishwasher and washing machine via their drain hoses or service ports.
6. Pour 1 cup of RV antifreeze (pink, not automotive) into every P-trap: sinks, tubs, showers, washing machine drain, and toilet bowls.

Forgetting the dishwasher is the most common failure. Its solenoid valve traps about 250 mL of water that will split the housing at -10°C.

4. The non-plumbing list

• Empty the fridge and freezer, prop doors open with a rag.
• Pull all linens, store in plastic totes with a dryer sheet to deter mice.
• Take all food out — pasta and cereal included. Mice eat through cardboard.
• Disconnect and store the hot tub cover, drain the tub fully, pour antifreeze into the jet manifold.
• Disable and disconnect the garage door opener (rodents love the warmth of the motor).
• Remove batteries from smoke and CO alarms if you are not heating — they leak at low temperatures. Note this in your spring open-up checklist.

5. Set up monitoring

• Freeze sensor (Ecobee, Govee, or YoLink) on the lowest floor. Set an alert at 4°C.
• Water leak sensor under the hot water tank and under every sink.
• Smart thermostat held at 8°C if you are heating, or fully off if you are draining cold.

6. The walk-around

• Roof: clear all leaves from valleys, check for loose flashing.
• Eavestroughs: clear, downspouts pointing away.
• Shoreline: pull docks, secure boats, drain all jet skis.
• Exterior taps: shut off interior valve, then open exterior bib to drain.

Spring open-up

Print this list. In May, walk it backwards. The hosts who lose pipes are not the ones who forgot to drain — they are the ones who opened the main valve in spring before checking every tap was closed first.