Winter in Boulder can swing from a sunny 60 degrees to a hard freeze overnight, with strong downslope winds rolling off the Flatirons in between. Those quick freeze-thaw cycles are hard on a house. A few hours of fall home maintenance can prevent the most common (and most expensive) winter repairs Boulder homeowners face: frozen pipes, ice dams, and a furnace that quits on the coldest night of the year.
Whether you're settling in for the season or selling a home in Boulder this winter, here's our home winterization checklist for getting ready before the first deep freeze.
Boulder Home Winterization Checklist
Outside the Home
- Schedule a sprinkler blowout. Water left in irrigation lines expands as it freezes and can crack pipes and backflow preventers. Boulder landscapers book up quickly in October, so get on the calendar before nighttime temperatures settle below freezing.
- Disconnect garden hoses and cover outdoor faucets. A hose left attached traps water in the spigot. Insulated faucet covers are inexpensive and take seconds to install. If you have interior shut-off valves for outdoor faucets, close them and drain the line.
- Clean the gutters and downspouts. Boulder's freeze-thaw cycles make clogged gutters a leading cause of ice dams, which push water under shingles and into ceilings. Make sure downspouts direct water at least a few feet from the foundation.
- Inspect the roof and trim trees. Look for loose shingles and damaged flashing around chimneys and vents. Between heavy, wet snowstorms and Boulder's strong winter winds, overhanging branches are worth trimming now, and patio furniture and grills are worth securing.
- Seal drafty windows and doors. Fresh caulk and weatherstripping keep heat in, keep drafts out, and lower your Xcel Energy bill all season.
Plumbing
- Know where your main water shut-off is. If a pipe bursts, every minute counts. Make sure everyone in the household can find and turn it.
- Insulate exposed pipes to prevent frozen pipes. Pipes in crawl spaces, garages, and along exterior walls are the most vulnerable, especially in Boulder's older homes in neighborhoods like Mapleton Hill, Whittier, and University Hill. Foam pipe sleeves are an easy weekend project.
- Keep the heat on. When you travel, set the thermostat no lower than 55 degrees, and open cabinet doors under sinks on exterior walls during cold snaps.
Heating and Fireplaces
- Schedule a furnace tune-up. Annual HVAC maintenance catches small issues before they become a no-heat emergency and helps the system run more efficiently.
- Replace the furnace filter. Plan to check it every one to three months through the heating season.
- Have the chimney inspected. If you use a wood-burning fireplace, a chimney sweep removes creosote buildup and checks for blockages. Test the damper before your first fire.
- Add humidity. At 5,400 feet, Boulder's dry winter air is hard on hardwood floors, trim, and wood furniture. A whole-home or room humidifier protects finishes and makes the house more comfortable.
Safety
- Test smoke and carbon monoxide detectors and replace the batteries. With windows closed and the heat running, working CO detectors matter most this time of year.
- Test for radon. Boulder County Public Health estimates about half of homes in the county have unhealthy radon levels. Winter, when the house is closed up, is a good time to test. Low-cost kits are available at ReSource Central and local hardware stores.
- Get ready for snow removal. The City of Boulder requires property owners and tenants to clear public sidewalks within 24 hours after snow stops falling. Have shovels and pet-safe ice melt ready, or line up a snow removal service before the first storm.
Selling Your Boulder Home in Winter: Tips for Showings
Buyers shopping for homes in Boulder during the winter tend to be motivated, and they pay close attention to how a home handles the cold. A little extra care helps your home show well and keeps inspection surprises to a minimum.
- Clear the path before every showing. Keep the driveway, front walk, and steps shoveled and treated with ice melt. It's a safety issue and a first impression in one, and it keeps you in line with Boulder's 24-hour sidewalk rule.
- Keep the house warm. Even if you've moved out, set the thermostat to a comfortable showing temperature. A chilly house feels empty and raises questions about the heating system.
- Have maintenance records ready. A recent furnace tune-up, chimney inspection, roof report, radon test, or sprinkler blowout receipt shows buyers the home has been cared for. We can share these with buyers' agents ahead of time.
- Protect your floors. Place a sturdy mat and boot tray at the entry, and consider shoe covers for showings so snow and mag chloride stay outside.
- Highlight the cozy features. A working fireplace, a heated garage, a warm mudroom, or Flatirons views framed by fresh snow are major selling points throughout colder months. We'll work with you to understand what makes your home shine in winter so we can feature it in the marketing.
- Plan ahead for a vacant home. If the house is empty, arrange regular check-ins, keep the heat on, and talk with us about whether winterizing the plumbing makes sense. A burst pipe in a vacant home can go unnoticed for days.
Your Boulder Real Estate Team, Year-Round
Caring for your home doesn't stop once the closing papers are signed. If you need a recommendation for a sprinkler blowout, furnace service, roofer, or chimney sweep in Boulder, our team keeps a list of local vendors and we're happy to connect you. And if you're thinking about selling your Boulder home this winter or next spring, reach out to The Zach Zeldner Team. We'll help you prepare your home and time your move with confidence.
