Heading back home after a long weekend at the beach? A sudden cold snap, a nor’easter, or a power outage can turn a quiet Bayside retreat into an expensive repair. In coastal Selbyville, winter is milder than New England, but freezes, wind and flooding are still real risks. This guide gives you a clear, prioritized plan to winterize water, HVAC, power and security so your home stays protected between visits. Let’s dive in.
Know Selbyville winter risks
Coastal Delaware has a maritime climate with periodic freezing temperatures from late fall through early spring. Cold snaps can freeze exposed pipes, and strong storms can bring coastal flooding, wind and power outages. If your home sits near tidal waterways or in a planned community, review any HOA or association winterization requirements and access rules. Keep an eye on seasonal weather outlooks, and plan for outages by confirming your Delmarva Power account alerts.
Water systems: prevent freezing and leaks
Shut off main and drain
If you leave your home unoccupied, turn off the main water valve. Open hot and cold taps to drain lines, flush toilets, and drain the water heater per the manufacturer’s instructions or set it to vacation mode if you plan to keep heat on. For longer absences, some owners fully drain the system and add non‑toxic RV antifreeze to traps. If you choose that path, follow product instructions and local code, and never use automotive antifreeze.
Protect water heater and boilers
If heat stays on, set the water heater to a low or vacation setting. If you drain it, follow the manufacturer’s procedure, and disconnect electric units as recommended. For boiler or hydronic systems, only use system‑compatible antifreeze installed by a qualified technician.
Insulate exposed and vulnerable pipes
Add foam sleeves to pipes in crawlspaces, garages, attics and exterior walls. Seal gaps around penetrations and vents that allow cold air to blow across pipes. Pay special attention to plumbing runs near outside walls and in unconditioned spaces.
Sump pumps and septic systems
Test your sump pump before you go. If your home relies on it, install a battery backup or generator backup and a high‑water alarm that can send remote alerts. For septic systems, wind down household water use before you leave, and schedule inspections or pumping based on system condition.
Irrigation and pools
Have a licensed contractor blow out irrigation lines and shut down the controller. For pools, balance chemicals, winterize equipment and lines, lower water levels if advised, and secure the cover per professional guidance.
Wells or community water
On a private well, protect the pressure tank and lines from freezing, and insulate the wellhead. If your home is on community water or sewer, coordinate any shutoffs so you do not affect shared systems or neighbors.
Leak detection and automatic shutoff
Place leak sensors near the water heater, under sinks, behind toilets, in the laundry area and in the basement. Consider a system that can close the main valve automatically when a leak is detected, and choose devices with cellular or dual‑path connectivity so alerts still reach you during internet or power issues.
HVAC and moisture control
Set a safe temperature
For unoccupied homes, a common practice is to maintain indoor temperatures at or above about 55°F. This helps protect most plumbing runs while saving energy compared with normal living temperatures. Confirm any minimum setpoint your insurer requires.
Use a smart thermostat
Install a remote‑accessible thermostat with temperature alerts. Configure notifications for temperature drops, loss of connection and high indoor humidity. Share access with a trusted local contact or service technician if you want help responding to alerts.
Service the system before winter
Schedule annual service. Replace filters, and have a pro inspect the heat exchanger, ignition or pilot, flue and electrical connections. If you have a heat pump, verify defrost cycles and emergency heat operation. Clear and insulate condensate lines to prevent clogs or freezing.
Control indoor humidity
In humid coastal climates, a dehumidifier on a timer or humidistat can prevent condensation and mold while the home is empty. In crawlspaces, ensure a vapor barrier is in place, insulate rim joists and pipes, and consider an encapsulated or conditioned approach if recommended by a professional. Keep minimal ventilation without over‑cooling areas with plumbing.
Life‑safety checks
Test carbon monoxide and smoke detectors, and replace batteries if needed. Make sure devices are hardwired where required and have battery backups. If you plan to use a wood or pellet stove at any point, clean the flue and follow safety guidance.
Power, backup and electrical safety
Choose the right backup
Portable generators help during short outages. Always operate them outdoors, well away from doors and windows to prevent carbon monoxide hazards. Never connect a portable generator directly to your panel without a proper transfer switch installed by a licensed electrician. For standby generators, consider fuel type, noise, maintenance and HOA restrictions, and obtain required permits through Sussex County.
Protect electronics and systems
Install whole‑house surge protection at the service panel to protect HVAC controls and sensitive devices. In older coastal homes, have an electrician check for corrosion and update any outdated components.
Keep monitoring online
Use small battery backups for the router, modem and alarm panel so your monitoring stays connected during brief outages. Enroll in Delmarva Power outage alerts to know when the grid is down and when service is restored.
Handle fuel safely
Follow local regulations for propane and diesel tank sizing, placement and permitting. Keep your supplier’s contact information handy and consider on‑demand refueling if your standby generator is critical.
Remote monitoring and security
Smart sensors that matter
Water sensors, flow monitors and automatic shutoff valves can catch small leaks before they become large claims. Place temperature and humidity sensors in the main living area, mechanical room, basement and attic or crawlspace. Set alerts for temperatures near your threshold and for elevated humidity.
Cameras and smart access
Exterior cameras and select interior cameras at main entry points help you confirm activity and conditions. Use door and window sensors, and consider smart locks to manage contractor or inspector access. Follow HOA rules, use strong passwords and enable two‑factor authentication.
Alarm monitoring and response
A professionally monitored system with cellular backup can dispatch help and contact your local caretaker. If your insurer requires periodic inspections, keep documentation from each visit.
Physical prep and records
Lock every door, window and outbuilding, and add motion‑activated exterior lighting. Remove valuables or secure them in a safe. Photograph interiors and record serial numbers for insurance. Designate a trusted local contact with authority to check the property and coordinate service.
Insurance, HOA and permits
Notify your insurer that the home is seasonal. Many policies have vacancy clauses that activate after 30 to 60 days, and they may require maintained heat, regular inspections or specific endorsements. For coastal properties, review flood insurance separately and confirm any elevation documents you need. Check HOA or community procedures for winterization, shared pump systems and access. For generators, fuel tanks or major electrical work, confirm permits and inspections with Sussex County Building and Zoning.
Your quick priority list
- Arrange and document a main water shutoff and drain plan, and install water sensors with remote alerts.
- Maintain heat at your insurer’s approved minimum, or fully winterize the plumbing if you plan to keep systems off.
- Test and prepare the sump pump, add a battery or generator backup, and enable high‑water alarms.
- Install and test carbon monoxide and smoke detectors.
- Add backup power for your router and monitoring hub; consider cellular connectivity for critical alerts.
- Notify your insurer and HOA, and schedule periodic inspections with a trusted local contact.
Printable winterization checklist
1–2 weeks before leaving
- Service HVAC, replace filters and test the heating system.
- Verify smart thermostat alerts for low temperature, humidity and connectivity.
- Test sump pump, add backup power and confirm high‑water alarms.
- Coordinate irrigation blowout and pool winterization with licensed pros.
- Inspect for pipe exposure and add insulation where needed.
- Confirm Delmarva Power outage alerts are active on your account.
- Review HOA rules and insurer requirements for vacancy and inspections.
Day of departure
- Turn off main water, open faucets to drain, and flush toilets.
- Set water heater to vacation or complete a full drain per instructions.
- Set the thermostat to at least 55°F, or confirm full plumbing winterization.
- Place water leak sensors in kitchens, baths, laundry, near the water heater and in the basement.
- Close and lock all windows and doors; set cameras, alarm and smart locks.
- Set a few interior lights on timers and confirm exterior motion lights.
- Confirm UPS battery backups for the router, modem and alarm panel are charged.
While you are away (monthly or per policy)
- Have your local contact do a visual walkthrough and document findings.
- Check remote alerts and camera snapshots.
- Run the heating system briefly if required by manufacturer or service plan.
- Test sump pump function and confirm generator readiness.
After severe weather
- Arrange a post‑storm check for roof, siding, bulkhead or exterior damage.
- Verify power restoration and review indoor temperature and humidity trends.
- Inspect for leaks, standing water or blown‑open vents and openings.
Ready for peace of mind?
If you want a second set of eyes on seasonal logistics or referrals to trusted local pros, you are not alone. As a boutique, hands‑on advisor for the Delaware Beaches, I help clients protect value before they list, after they close and between visits. When you are ready to buy, sell or fine‑tune your plan, reach out to Unknown Company. Let’s talk about your next coastal move.
FAQs
What temperature should I set when my Selbyville home is empty?
- For most seasonal homes, keep the thermostat at or above about 55°F, or follow any higher minimum your insurer requires to avoid freeze risk.
Can I shut the heat off if I drain the plumbing?
- You can reduce risk by fully draining the system and adding non‑toxic RV antifreeze to traps, but it must be done correctly. Many owners still maintain heat around 55°F for added protection.
Do I need a generator for a Bayside property?
- Not required, but outages happen. A portable generator helps during short events, while a standby unit offers automatic coverage. Always use a licensed electrician and proper transfer switch, and follow local permits.
How often should someone check my vacant home in winter?
- Follow your insurer’s guidance. Many policies expect periodic inspections, often monthly, and after major storms. Keep records of each visit.
What should I do with irrigation and the pool before winter?
- Have a contractor blow out irrigation lines and shut down the controller. Winterize pool equipment and lines, balance chemicals and secure the cover as a pro recommends.
