Is your Mystic-area home truly ready for winter on the water? Coastal cold snaps, salt spray, and Nor’easters create risks you do not face inland. If you leave your home vacant for the season, a clear plan protects your investment and gives your vendors exactly what they need to execute. In this guide, you will get a vendor-ready checklist, a simple timeline, and essential local links tailored to Stonington and Mystic. Let’s dive in.

Why coastal winterizing matters

Coastal New London County winters bring freeze and thaw cycles, powerful winds, and occasional coastal flooding. Salt air accelerates corrosion, especially on exterior metal, HVAC components, and fasteners. Snow and ice are part of the picture, even if loads are lighter than inland. The result is a winter plan that must combine freeze protection, corrosion control, storm hardening, and flood awareness.

Stay alert to conditions as you close up. Check local tides and storm advisories through official sources such as NOAA tide tables and the National Weather Service for Southern New England. For properties near the water, confirm your flood zone using the FEMA Flood Map Service Center, and review any shoreline permitting needs through CT DEEP’s coastal resources and permits. For local rules and contacts, use the Town of Stonington Building Department and Emergency Management.

Vendor-ready checklist

This list is designed so you can hand it to your property manager or contractors. Share it with a “property dossier” so they have shutoff locations, vendor contacts, and authorization limits in one place.

Pre-close tasks (October to early November)

• HVAC and heating

  • Service furnace, boiler, or heat pump. Include combustion safety, fuel filter, venting, thermostat calibration, and refrigerant check for heat pumps.
  • Set a winter schedule. Many insurers expect maintained heat. Vacant homes often use 55 to 60 degrees. Confirm settings with your insurer and plumber.
  • For mini-splits or heat pumps, follow manufacturer guidance on outdoor unit protection. Avoid covers that trap moisture.

• Plumbing and freeze protection

  • Locate and label the main water shutoff, irrigation shutoff, and isolation valves. Place this info in your dossier.
  • Drain exterior lines and irrigation. Winterize the backflow preventer per code.
  • Insulate vulnerable pipes in crawlspaces, attics, exterior walls, and garages. Use heat tape where needed and follow electrical requirements.
  • If doing a full shutoff, flush and drain lines and add non-toxic RV/propylene glycol antifreeze in traps and toilets as advised by a licensed plumber.
  • Test your sump pump. Consider battery backup and cellular alerts for basements with groundwater or storm surge risk.

• Electrical and generator

  • Service the standby generator and confirm fuel supply. Test the transfer switch.
  • Label your main panel and critical circuits for the sump pump, heating system, and fridge.
  • Secure outdoor electrical boxes and any shore power. Use marine-grade fittings where feasible.

• Roof, gutters, and exterior

  • Inspect the roof: shingles, flashings, chimney cap, and skylights. Repair loose or corroded components.
  • Clean gutters and downspouts. Ensure downspouts move water away from the foundation or into working drains.
  • Inspect and secure shutters, doors, and windows. Re-caulk and replace failed weatherstripping.
  • Trim trees and remove dead limbs within the fall zone of the house, drive, and any utility lines.

• Decks, railings, and siding

  • Inspect for rot and corrosion. Tighten or replace fasteners with stainless steel where appropriate.
  • Reseal or paint exposed wood before deep cold if needed.

• Docks, moorings, and lifts

  • Hire a licensed marine contractor. Remove or secure ladders, floats, and canvas. Winterize dock utilities.
  • Haul or winterize boats and lifts as your mariner recommends. Remove lines that could chafe during storms.

• Security, moisture, and pests

  • Verify monitored smoke and CO alarms and your security system. Share codes only with authorized vendors.
  • Install freeze and leak sensors with cellular alerts near mechanicals and in finished basements.
  • Seal gaps, close vents if recommended, and arrange pre-winter rodent control.

• Property appearance and snow plan

  • Contract snow removal with a clear scope for driveway and walkway access. Discuss salt use versus sand. Salt can accelerate corrosion.
  • Secure or store outdoor furniture and décor.

• Final close-out

  • Empty perishables. Clean gutters of organic matter to reduce ice dams.
  • Label stored seasonal items for easy spring reopening.

Mid-winter checks

• Routine interior visits

  • Weekly, biweekly, or monthly checks depending on insurer rules and property risk. Verify thermostat settings, sensor status, sump operation, and signs of leaks or pests.

• After storms

  • Inspect roof, gutters, foundation, and shoreline or dock for damage after significant wind or coastal events.

• Exterior scan

  • Check for new corrosion or loose hardware. Watch for salt or sand buildup from plow services and mitigate where needed.

Seasonal and annual tasks

• Safety and systems

  • Clean chimney and dryer vents annually.
  • Inspect or pump septic on the recommended cadence. Seasonal use can change timing.
  • Schedule annual dock, seawall, and shoreline assessments in high-exposure areas.

• Vendor documentation

  • Maintain make, model, and service history for major systems such as heating, water heater, heat pump, and generator.
  • Document conditions that require priority response such as a past freeze, an older sump pump, or a known roof repair.

Timeline and scheduling

A clear timeline helps you book vendors before calendars fill up.

• 8 to 12 weeks before closure

  • Schedule HVAC service, chimney and dryer vent cleaning, and marine work. Order any special parts early.

• 4 to 6 weeks before closure

  • Trim trees, clean gutters, winterize irrigation, and drain exterior hose bibs. Confirm your snow removal contract and emergency contacts.
  • Prepare and share the vendor-ready property dossier.

• 1 to 2 weeks before closure

  • Test HVAC, generator, sump pump, alarms, and leak detectors. Turn off nonessential appliances and empty the refrigerator or set to a safe temperature if left on.
  • Do a final walkthrough with your manager to review shutoffs and monitoring. Hand over keys and access codes.

• During winter

  • Arrange monthly or twice-monthly inspections, or more frequently based on insurer requirements and property risk.
  • After any storm or flood event, request an immediate damage check.

• Early spring

  • Inspect for freeze damage. Restore water service, reactivate irrigation after backflow testing, and service AC or outdoor condensers. Plan marine re-commissioning.

Build a property dossier

Create a printable and digital packet to streamline vendor work and emergency response.

• Property and access

  • Address, GPS pin, owner and local emergency contacts. Lockbox or smart lock details and a key log.

• Systems and shutoffs

  • Photos and locations of main water, gas, and electric shutoffs. Thermostat and sump pump locations.
  • Make, model, and service records for HVAC, generator, and water heater.

• Alarms and monitoring

  • Alarm panel instructions, installer contacts, and a list of sensors. Include how to reset devices after outages.

• Flood and insurance

  • Flood zone and elevation details and any elevation certificate. Insurance agent and policy numbers for quick claims.

• Vendor protocols

  • Approved vendor list with contacts. Emergency authorization limits and preferred payment methods. Request photo documentation with invoices.

Permits, codes, and insurance

Most routine winterizing such as pipe insulation, HVAC service, and gutter cleaning does not require permits. Work on seawalls, docks, or anything below mean high water often needs state and local review. Before scheduling shoreline work, check with CT DEEP’s coastal permitting guidance and the Town of Stonington Building Department.

Notify your insurer if the home will be vacant. Many policies require maintained heat, monitored alarms, and periodic inspections for freeze coverage. Flood insurance is separate from homeowners coverage and is strongly recommended in or near flood zones identified on FEMA flood maps. Keep dated photos and service logs to support any claim.

Coastal materials and corrosion tips

Salt spray speeds up rust and surface degradation. Plan materials and maintenance with the shoreline in mind.

• Use corrosion-resistant fasteners

  • Favor stainless steel or hot-dip galvanized hardware for exterior work. Stainless 316 is preferred near direct marine exposure.

• Protect exterior equipment

  • Follow manufacturer guidance on coatings or corrosion inhibitors for outdoor HVAC and electrical enclosures. Avoid cloth covers that trap moisture.

• Maintain finishes

  • Choose exterior paints and sealants rated for coastal environments. Schedule touchups annually or every other year.

• Snow and ice choices

  • Discuss de-icing materials with your plow vendor. Calcium magnesium acetate or sand can be gentler on metal than chloride salts near sensitive equipment.

Vendor coordination best practices

A few simple practices reduce surprises and speed up repairs.

• Create a single point of contact

  • Name a property manager who coordinates vendors and approvals. Share your emergency spend cap so work can start without delay.

• Standardize documentation

  • Keep your dossier in a secure cloud folder. Update it after each service visit with photos and notes.

• Access and accountability

  • Use a lockbox or smart lock with an audit trail. Track who has keys and codes.

• Communication cadence

  • Set expectations for visit frequency, reporting, and post-storm check-ins. Ask for same-day summaries with photos after major weather.

Local hazard awareness

Stay weather-aware through the season. Monitor tides through NOAA’s tides and currents. Watch wind and storm advisories via the National Weather Service. For evacuation routes, shelter updates, and local notices, follow Stonington Emergency Management.

Preparing now protects value and reduces stress when you are away. If you want help organizing your plan or introductions to vetted local vendors, reach out for a private, concierge conversation with Geb Masterson.

FAQs

What is a safe winter thermostat setting for a vacant Mystic home?

• Many insurers expect maintained heat, and a common setting is 55 to 60 degrees, but you should confirm requirements with your insurer and plumber.

Should I shut off the water if I keep the heat on in winter?

• It depends on your home and insurance policy; some owners keep heat on with partial winterization, while others fully drain lines after a complete shutoff per a plumber’s guidance.

How often should someone inspect my vacant coastal home?

• Insurers often require at least monthly checks, while higher-risk homes may need biweekly visits and post-storm inspections.

Where can I confirm my flood zone in Stonington?

• Use the FEMA Flood Map Service Center to look up your property’s flood zone and Base Flood Elevation.

Do docks or seawall projects need permits in Connecticut?

• Many shoreline and below–mean high water activities require review; check CT DEEP coastal permitting guidance and confirm local requirements with the Town of Stonington.

How can I reduce salt corrosion on exterior HVAC and hardware?

• Specify stainless or hot-dip galvanized fasteners, follow manufacturer-approved corrosion protection for equipment, and plan regular cleanings and finish touchups.