Strategies and technologies for keeping your getaway safe and dry  

As summer winds down, families across the country are preparing to close up their vacation homes and head back to their primary residences until next season. The coastlines, lakefronts, and mountain villages that buzzed with activity just weeks ago will soon go quiet, and many of the second homes nestled within them will sit vacant for months, unoccupied and unmonitored.

That stretch of vacancy is precisely when water damage is most likely to strike, and least likely to be caught in time. According to the most recent estimates from the National Association of Home Builders, roughly 6.5 million properties in the United States can be categorized as second homes occupied by their owners for only part of the year. During stretches where these properties are empty, any burst pipe, severe storm, or other flooding event can quickly wreak havoc. The good news is there are concrete steps homeowners can take before they turn the key and drive away to reduce the risk of water damage and ensure a prompt response if water intrusion does occur.

Before you leave: Preventative measures

Just because your vacation home won't be occupied for the next several months doesn't mean it can't be fortified during that time. Adopting proactive strategies recommended by flood risk managers can help protect your property even when you're not there, and spare you an unpleasant surprise when you return next season.

Recent advances in water sensor technology now allow homeowners to know instantly if water has been found somewhere on their property where it's not supposed to be. For owners of vacation homes heading into a long off-season, these sensors and the actionable knowledge they provide can keep an emergency from becoming a full-blown catastrophe:

  • Ultrasonic sound waves constantly analyze water flow and can identify anomalies that signify leakage. Homeowners can be alerted to the problem in real time via an app on their phone, whether they're half a mile or half a world away.
  • The most sophisticated sensors come equipped with a function that automatically shuts off the water supply whenever a leak is detected, potentially limiting water intrusion to a temporary trickle or even just a few drops.
  • Other sensors can be placed on floors in basements, at ground level, or under roofs to detect intrusion by rainwater or other external sources of flooding. Homeowners, even those who are far away, can spring into action by calling a property manager or neighbor to implement an emergency plan.

Additional strategies to prevent water damage as you close up for the season include:

  • Installing custom flood barriers: Every home is unique, which means every water intrusion scenario is unique as well. Flood barriers custom-designed after a professional flood risk assessment, and made from stainless steel, aluminum, or other marine-grade materials, can be fitted precisely to multiple points of entry -- including doors, windows, and vents. Installed properly, these barriers can be highly effective at preventing water from seeping into a home's ground floor, where it can damage or destroy foundations, floors, and walls, as well as furnishings, artworks, electronics, and other valuables.
  • Focusing on your basement: Sump pumps can be installed in finished basements and tastefully concealed with carpentry. When installing one, pair it with a battery-powered backup generator so it can continue operating during a power outage. Use a waterproof sealant to close any gaps or cracks in basement walls, on the floor, and around doors and windows.
  • Securing smart home systems: Smart home technology has greatly streamlined how we control our domestic environment. But it has also created a single point of vulnerability for all of those separate yet integrated systems. Should water infiltrate any of the wiring or devices that keep them running smoothly, the result could be major disruption that lasts long after the storm has passed. Keep all equipment well above the ground, on elevated surfaces -- or better yet, in interior rooms on higher floors that are less likely to flood.
  • Keeping things clean before you go: Clear gutters, storm drains, and downspouts of leaves and other end-of-season debris, and make sure downspouts are directed well away from your home's foundation. Fall foliage will arrive soon after you leave, so a clean start gives your drainage system the best chance of functioning properly through the months ahead.
  • Turning off the main water valve: This is one of the most effective -- and simplest -- steps you can take before leaving for an extended period. Shutting off the water supply eliminates the risk of flooding caused by a leak or pipe rupture during your absence. In older homes, the valve may be wheel-shaped and can be closed by turning it clockwise until it stops. In newer homes, the valve is likely a lever attached to the water line connecting your home to the main. When open, the lever runs parallel to the pipe; to close it, simply turn the lever so it runs perpendicular instead.
  • Hiring a caretaker or management company -- or enlisting a friend or neighbor: Before you head home, arrange for someone you trust to check in on your property regularly throughout the off-season. Regular inspections of exteriors and interiors, security and electrical systems, grounds, pools, and other components of your vacation property are invaluable for catching vulnerabilities early and preventing minor problems from becoming major ones -- including leaks, drainage issues, or gaps in weatherstripping around doors and windows that can lead to water damage.

If an emergency happens while you're away

Even the most thorough closing-up checklist can't fully safeguard against a flooding event. If one takes place and no one is there to respond, water can continue to leak, trickle, or flow undetected for days or weeks -- and the results can be disastrous. That's why layering technology with trusted human eyes on the property is the most reliable approach to off-season protection.

Protecting what matters most

Your vacation home is much more than an asset or an investment. It's a gathering place for friends and family, and a repository of cherished memories. As you wrap up another season and head back home, take the time to close up thoughtfully -- so that when you return next summer, you can walk through the door with confidence and get straight to the good part.