Leaving a property empty over winter: the checks that matter
The three things that damage a closed Mediterranean property over winter are water left under pressure, trapped humidity and an insurance condition breached by leaving it unoccupied, and all three are addressed by a written shutdown routine and regular visits.
gelisted editorial team · Updated 15 August 2026
The short version
- Most policies restrict cover after 30 to 60 days of continuous unoccupancy.
- A visit every 2 to 4 weeks is the usual condition and the practical minimum.
- Closing the stopcock removes the largest single risk.
- Indoor humidity above 65 per cent produces mould within weeks.
A closed house in a mild climate is not a house at rest. Humidity keeps working, seals keep drying and one failed hose keeps running for 4 months.
Water first
Close the main stopcock and drain the pipes down. A washing machine hose that fails while the supply is live discharges continuously, and by the time anyone notices the damage has run through floors, joinery and, in an apartment, into the units below. Closing one valve removes the single largest risk in the whole list, and it takes 2 minutes.
| Action | Why | Time |
|---|---|---|
| Close the main stopcock | prevents continuous leaks | 2 minutes |
| Drain and disconnect appliance hoses | the usual failure point | 15 minutes |
| Empty and switch off the fridge, door ajar | prevents mould inside | 20 minutes |
| Set heating to a frost or dehumidify mode | controls humidity | 5 minutes |
| Leave interior doors and wardrobes open | air circulation | 5 minutes |
| Close shutters, leave a gap for ventilation | light and airflow | 10 minutes |
| Clear gutters and drains | storm damage | 30 minutes |
| Photograph every room | evidence for any claim | 10 minutes |
Humidity is the slow damage
A closed house on the island can sit above 70 per cent relative humidity for weeks at a time, and mould develops on cool walls, inside wardrobes and behind furniture placed against exterior walls. A dehumidifier on a hygrostat, or an air conditioning unit set to a dry cycle, holds the level below 60 per cent for a few euros a month. Moving furniture 10 centimetres off the walls costs nothing and helps more than it sounds.
The insurance condition
Most home policies restrict or exclude cover once a property has been continuously unoccupied for a stated period, commonly 30 to 60 days, unless the insurer has been notified and any condition accepted, such as a minimum visit frequency. Owners who close a house in October and return in May are frequently outside their policy without knowing it, which is discovered at the point of claim.
Declaring the unoccupancy pattern usually costs a modest premium adjustment and keeps the cover intact.
The visits
Every 2 to 4 weeks, with a written checklist: open and ventilate, check for leaks and damp marks, run taps to keep traps sealed, test the alarm, collect post, check shutters and gutters after storms, and photograph anything new. A caretaker doing this costs 60 to 250 € a month, against a water damage claim that on an apartment routinely runs to 5 figures once the flat below is included.
Frequently asked
+What is the most important step?
Closing the main stopcock and draining down, which removes the largest single risk of damage.
+How often should someone visit?
Every 2 to 4 weeks, which is also the condition many insurers attach to unoccupied cover.
+Does my insurance still cover an empty house?
Often not after 30 to 60 days of continuous unoccupancy unless the insurer has been notified.
+How do I stop mould developing?
Keep humidity below 60 per cent with a dehumidifier on a hygrostat and leave doors and wardrobes open.
+What should I do before leaving?
Follow a written checklist covering water, appliances, humidity, ventilation, drains and photographs of every room.
Sources
- 1Govern de les Illes Balears, Govern de les Illes Balears (August 2026)
- 2Boletín Oficial del Estado, BOE (August 2026)