Are you getting your Moultonborough lake home ready for winter? Cold snaps, heavy snow, and shifting ice can turn small oversights into costly repairs. If you want to protect your investment and return in spring with peace of mind, a clear winterization plan is your best tool. In this guide, you’ll learn the key steps, timing, and local considerations that matter around Lake Winnipesaukee, Squam Lake, and nearby ponds. Let’s dive in.
Why winterizing matters in Moultonborough
Moultonborough’s shoreline properties face sustained freezing, deep snow, and ice that can stress roofs, docks, and moorings. Uninsulated or exposed plumbing can freeze and burst. Ice dams can form on eaves. Wildlife may seek shelter in vacant structures, and moisture can lead to mold in unheated spaces.
Because conditions typically settle in from December through March, your best window to prepare is late fall. You protect your pipes, roof, shoreline structures, and insurance coverage by following a deliberate plan.
Timing at a glance
- Early fall (September to October): Service heating systems and chimneys, inspect roof and gutters, trim trees, order fuel, and line up contractors.
- Mid-fall (October to November): Insulate pipes, winterize outdoor lines, pump septic if needed, and remove or secure docks and boats.
- Pre-freeze (just before the first hard freeze): Test systems, set thermostats or shut off and drain water, and activate alarms.
- Winter (December to March): Use remote monitoring and schedule periodic checks.
- Spring (March to April): Inspect for freeze damage, roof leaks, and ice-out impact on docks and shorelines.
High-priority: plumbing protection
Frozen pipes are one of the most expensive winter losses. Focus here first.
Keep heat or drain water
- If you leave the heat on, set thermostats to a safe minimum, following your insurer’s requirements.
- If you close the house, shut off the main and drain the system per a licensed plumber’s guidance. Use RV or “toilet” antifreeze only where approved and follow state guidance.
Safeguard pipes and fixtures
- Insulate accessible pipes in basements, crawl spaces, and attics, especially along exterior walls.
- Install freeze alarms or remote temperature sensors that alert you to drops in temperature.
- Drain and blow out exterior spigots, hoses, and irrigation lines. Use interior shut-offs and frost-free fixtures where possible.
Well and water heater basics
- Protect the wellhead or well house with insulation and keep pressure tanks from freezing.
- If you are closing the home, follow the manufacturer’s procedure for draining water heaters and boilers.
Heat and fuel readiness
Service and safety
- Schedule fall maintenance for boilers, furnaces, and wood or pellet stoves. Have chimneys cleaned to reduce fire risk.
- Test carbon monoxide detectors and smoke alarms.
Fuel planning
- Top off propane or oil tanks before deep cold sets in and confirm delivery schedules with your supplier.
- Inspect fuel lines and regulators and keep access clear for winter deliveries.
Backup power and monitoring
- Consider a generator and verify local code requirements for installation and fuel storage.
- Use smart thermostats and equipment monitors to catch problems early.
Roof, attic, and envelope
Tackle ice dams at the source
- Improve attic insulation and ventilation to reduce ice dam formation.
- Seal attic gaps that allow warm air to leak into the roof cavity.
Keep water moving away
- Clear gutters and downspouts in fall. Heat tape may help in targeted spots where appropriate and permitted by code.
Button up openings
- Inspect shingles and flashing and make repairs before snow loads arrive.
- Weatherstrip windows and doors. Consider storm windows for seasonal properties.
Docks, boats, and shoreline
Plan your winter dock approach
- Follow the marina and local guidance for dock removal or securing docks in place. Many docks are removed or set up with ice cables to manage ice movement.
- Check with town harbor or shoreline offices and the state’s water resources guidance before altering moorings or shoreline structures.
Winterize boats and boathouses
- Haul boats for storage when recommended. Winterize engines, disconnect batteries, and drain bilges.
- Follow Clean-Drain-Dry practices to prevent the spread of aquatic invasive species.
- Treat boathouses like any outbuilding: remove gear, secure openings, and ensure ventilation.
Septic and wastewater
- Pump septic tanks before winter for seasonally used homes, especially if use changes in cold months.
- Avoid driving or plowing heavy vehicles over leach fields when the ground is frozen or saturated.
- Insulate exposed components where practical.
Trees, access, and snow plans
- Trim hazardous limbs in fall to avoid ice and snow failures.
- Protect young trees and shrubs from salt and snow damage.
- Mark plow areas and arrange snow removal with a local vendor. Confirm rules for private roads and shared access.
Moisture and pests prevention
- Seal small openings where rodents could enter. Remove food sources and debris.
- Manage interior humidity with low-power ventilation or dehumidifiers when electricity is on.
- Keep gutters clean to reduce water infiltration during thaws.
Insurance and documentation
- Seasonal and vacant property policies often require specific winterization steps. Common conditions include keeping heat above a set temperature or fully draining the water system, and scheduling periodic checks if the home is vacant.
- Confirm coverage for burst pipes, ice dams, and roof collapse. Ask your carrier about documentation they need.
- Save receipts, photos, and contractor reports to prove you winterized properly.
Hiring local help
Who to call
- Licensed plumbers, HVAC technicians, chimney sweeps, arborists, dock and boat haulers, septic pumpers, and roofing contractors are the core winterization team.
How to vet
- Verify New Hampshire licensing where applicable, request proof of insurance, and get written estimates.
- Choose providers with lake property experience and ask for clear scheduling windows and cancellation policies.
When to schedule
- Book high-demand services in early fall. Chimney sweeps, HVAC techs, and dock haulers fill up quickly before the first hard freeze.
Emergency plan and remote checks
- Create a contact list with your plow service, plumber, HVAC vendor, and local municipal contacts.
- Set up temperature sensors, water-leak detectors, and cameras for remote alerts.
- Designate a local person with keys who can provide access and check on the property after storms.
Quick checklist
- Service heating systems and clean chimneys.
- Insulate pipes and set thermostats or drain the water system.
- Winterize exterior spigots and irrigation.
- Top off fuel and confirm delivery schedules.
- Inspect and repair roof, gutters, and flashing.
- Remove or secure docks and winterize boats.
- Pump septic if needed and protect leach fields.
- Trim hazardous limbs and set up snow removal.
- Seal entry points, manage humidity, and set alarms.
- Document everything for your insurer.
Local rules and permits overview
- Docks, moorings, and shoreline structures can require state and town approvals. Check with New Hampshire environmental authorities and Moultonborough’s harbor or shoreline offices before making changes or scheduling winter work.
- Shoreland and wetlands protections may apply to riprap, bulkheads, additions, and other projects near the water. Confirm permit needs first.
- Follow Clean-Drain-Dry practices for boats and be aware of local inspection or decontamination programs to prevent aquatic invasive species.
- Follow local guidance on burning and wood heating and have chimneys inspected by certified professionals.
Ready for spring follow-up
When ice-out arrives, inspect roofs, attics, and ceilings for leaks. Walk the shoreline to check docks, moorings, and any ice impact. Turn on water systems carefully and watch for slow leaks or pressure drops that signal a hidden freeze crack. Address issues early so your home is ready for the season.
If you are thinking about buying or selling in Moultonborough or the Lakes Region, I can help you plan the timeline and value strategy around the seasons. Request Your Free Home Valuation from Unknown Company.
FAQs
Do I need to remove my Moultonborough dock for winter?
- It depends on your dock type and local guidance; many owners remove seasonal docks or secure them with ice cables and follow town and state rules before making changes.
How do I prevent frozen pipes if I leave my lake home vacant?
- Maintain heat at the minimum your insurer requires, insulate vulnerable pipes, install freeze alarms, or shut off and drain the system with a licensed plumber’s help.
Should I pump my septic tank before winter at a seasonal property?
- Yes, it is wise to pump before winter when usage patterns change to reduce the chance of winter failures.
What should I do with boats and lifts on Lake Winnipesaukee or Squam Lake?
- Winterize engines and bilges, disconnect batteries, follow Clean-Drain-Dry to prevent invasive species, and remove boats or secure equipment per local marina and association guidance.
When is the best time to schedule winterization contractors in Carroll County?
- Early fall is best, since chimney sweeps, HVAC techs, and dock haulers book quickly before the first hard freeze.
