Winter Maintenance Checklist for Holiday Let Owners

Winter is hard on any property, but a holiday let has the added pressure of frequent arrivals, guests who do not know the building, and short gaps in which to resolve problems. Coastal rain in Dorset, leaf fall around the New Forest and sharp inland frosts near Salisbury can expose a small maintenance issue very quickly.

A planned inspection in early autumn is far easier and less expensive than arranging an emergency repair around occupied dates. Use this checklist as a starting point, adapting it to the age, location and systems in your own property.

Service the Boiler and Test the Heating

Arrange the annual boiler service before engineers become busiest. Ask the engineer to note any components nearing the end of their life rather than waiting for a breakdown. Bleed radiators, check each thermostatic valve, test the main thermostat and confirm that hot water reaches every bathroom reliably.

Run the heating from cold and walk through the whole property. A radiator that feels slightly weak in September can leave a bedroom uncomfortable in January. If you use smart controls, check schedules, batteries and remote access, but always leave clear manual instructions for guests. Complicated controls generate unnecessary calls and can lead guests to override settings inefficiently.

Keep the boiler make, model, service company and emergency number in the property file. Confirm whoever answers out-of-hours calls is genuinely available over weekends and Christmas.

Clear Gutters, Drains and Roof Valleys

Leaves, pine needles and moss can block gutters, downpipes and ground-level gullies. Overflowing water may track into walls, damage render or create slippery paths. Properties beneath trees in the New Forest often need more than one clearance during autumn.

Check roof valleys, flat-roof outlets and conservatory channels too. From ground level, look for slipped tiles, damaged flashing or staining beneath the eaves. Do not ask cleaners or untrained staff to work at height; use an insured contractor with the right access equipment.

After clearance, inspect during rainfall if possible. It is the quickest way to spot joints that leak or drains that cannot cope with heavy water.

Protect Pipes and Outside Taps

Insulate exposed pipework in lofts, garages, utility spaces and external cupboards. Replace split or compressed insulation and fit covers to outside taps. Make sure the internal stopcock is labelled, accessible and included in your property instructions.

If the holiday let may stand empty, follow the boiler and insurer's guidance on background heat. Switching everything off can increase the risk of frozen pipes, damp and mould. Consider a temperature or leak sensor in vulnerable properties, but treat alerts as a prompt for a physical check rather than a replacement for one.

Prepare for Coastal Wind and Winter Storms

Dorset's coast and exposed parts of the New Forest can experience strong gusts even when conditions seem modest inland. Secure garden furniture, bins, barbecue covers, parasols and decorative items. Check fences, gates, sheds and loose roof materials, and arrange professional advice for suspect branches close to buildings, parking spaces or access routes.

Look at the property as a guest arriving after dark. Exterior lights should illuminate the key safe, steps and path without dazzling neighbours. Check handrails, paving and drainage around entrances. Keep grit in a labelled, accessible container where frost is likely.

After a named storm, arrange a brief external inspection rather than assuming everything is fine because no guest has complained.

Test Smoke and Carbon Monoxide Alarms

Test every smoke, heat and carbon monoxide alarm according to the manufacturer's instructions, and record the date. Replace ageing batteries where appropriate and note the replacement date of sealed units. Confirm alarms can be heard from bedrooms with doors closed.

Check that the fire blanket and extinguisher remain accessible, correctly located and within their service dates. Escape routes must be clear, keys should be available without searching, and the fire action notice should still match the current layout.

A routine alarm test is not a substitute for an up-to-date fire risk assessment or the specific requirements that apply to your property.

Check Damp, Ventilation and Seals

Inspect window reveals, wardrobes against external walls, bathroom ceilings and areas behind furniture. Condensation often appears first where air movement is poor. Clean extractor grilles, test fans, check trickle vents and make sure guests can operate them easily.

Examine door and window seals for draughts or water ingress. A modest repair can improve comfort and reduce heating demand. Avoid masking a persistent damp patch with paint; identify the source before redecorating.

Stock Sensibly for Winter Guests

Provide a torch with spare batteries, a sturdy doormat, boot tray and enough coat hooks for the property's capacity. Check blankets and throws are clean rather than simply adding more. If there is a wood burner, arrange chimney sweeping, provide safe operating instructions and store only an appropriate amount of dry fuel.

Update the welcome guide with winter parking advice, local road information and what guests should do during a power cut or loss of heating. Keep instructions calm and concise.

Keep a Dated Maintenance Record

Record what was checked, who completed specialist work and when follow-up action is due. Store certificates and invoices together. A simple dated record helps contractors diagnose recurring issues and demonstrates responsible management to insurers.

Review the checklist after major storms and midway through winter. The aim is not to eliminate every possible fault; it is to catch predictable problems early, protect the building and give guests a warm, safe and straightforward stay.