Winter Property Maintenance in Spain: Essential Checklist

Winter in Axarquía is mild compared to Northern Europe, but the season still brings challenges for property owners: increased rainfall, occasional cold snaps, reduced sunshine and ventilation. A few preventative steps now save expensive problems later.

Before Winter Arrives (October-November)

Gutters and Drainage

Clear all gutters and downpipes. Blocked gutters overflow during heavy rain, directing water down walls and causing damp problems. Check:

• Gutters are debris-free (leaves, dirt accumulation)
• Downpipes drain properly and direct water away from foundations
• Gutter brackets are secure (they loosen over time)
• No leaks at joints

External Pointing and Rendering

Inspect external walls for cracks or degraded pointing. Small cracks let water penetrate, causing internal damp. Address now before winter rain exploits them.

Roof Inspection

Check roof tiles for damage or movement. Missing or cracked tiles allow water ingress. After summer heat, terracotta tiles sometimes crack or shift. Replace damaged tiles before weather worsens.

Ventilation Systems

Ensure all vents are unobstructed. Good ventilation reduces condensation, a major contributor to winter damp. Clean or replace filters in mechanical ventilation systems.

Throughout Winter (December-February)

Heating and Ventilation Balance

Many owners close up properties tightly when heating. This traps moisture. Even with heating on, open windows briefly daily to exchange air. This single step massively reduces condensation-related damp.

Monitor for Leaks

After heavy rainfall, inspect:

• Ceiling staining indicating roof leaks
• Wall dampness near windows and doors
• Standing water on terraces (check drainage)
• Basement or under-stair areas (common damp entry points)

Protect Pipes

Mountain villages occasionally experience below-freezing nights. Exposed pipes in unheated areas risk freezing. Insulate vulnerable pipework, especially north-facing walls.

If leaving property unoccupied during cold periods, either drain the system or leave heating on low (8-10°C sufficient).

Terrace Drainage

Check terrace drains remain clear. Winter rainfall can be intense when it comes. Blocked drains cause standing water, which finds its way through grout joints or under tiles.

Unoccupied Properties

If your Spanish property sits empty through winter, additional considerations apply:

Arrange Check Visits

Have someone visit monthly minimum. They should:

• Check for leaks or water ingress
• Open windows to ventilate
• Run taps to prevent pipe stagnation
• Check heating systems function if left on
• Inspect for pest issues

Heating Settings

Leaving heating completely off invites condensation and damp. Set thermostats to 10-12°C. This prevents extreme cold while minimizing energy costs.

Dehumidifiers

In properties prone to damp, a dehumidifier running continuously through winter prevents moisture accumulation. Modern models are energy-efficient and can drain continuously.

After Heavy Rainfall

Axarquía experiences occasional intense rainfall events. After any significant rain:

• Inspect roofs and ceilings for leaks
• Check external walls for new dampness
• Look for standing water on terraces
• Ensure drainage systems coped with volume
• Ventilate property thoroughly once weather improves

Common Winter Problems and Prevention

Condensation

Cause: Warm, moisture-laden air hitting cold surfaces (windows, external walls)

Prevention: Ventilate regularly, use extractor fans, don't dry laundry indoors without ventilation, maintain consistent heating

Rising Damp Worsening

Cause: Increased ground moisture from winter rain rises through walls

Prevention: Address rising damp properly with damp-proof course installation. Temporary measures include dehumidifiers and improved ventilation

Mold Growth

Cause: Excess moisture and poor ventilation create perfect conditions

Prevention: Maintain ventilation, control humidity levels, clean affected areas with appropriate anti-mold products

Pipe Freezing (High Villages)

Cause: Exposed pipes in unheated areas during cold snaps

Prevention: Insulate vulnerable pipes, leave heating on low if vacant, drain system if leaving unoccupied long-term in winter

When to Call a Professional

Some issues need expert attention:

• Persistent damp that worsens despite ventilation
• Roof leaks or damaged tiles
• Cracked external rendering or significant pointing issues
• Plumbing leaks or frozen pipe damage
• Electrical issues from water ingress

Spring Assessment (March)

Once winter ends, conduct thorough property inspection:

• Has any new damp appeared?
• Did existing damp issues worsen?
• Any roof or structural damage from weather?
• Do heating systems need servicing after winter use?

Addressing issues in spring, before summer heat, ensures properties are protected year-round.

Winter maintenance in Spain is less demanding than northern climates, but prevention still beats cure. A few hours of checks and basic maintenance saves expensive repairs and protects your investment.