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Locking Up the Beach House for the Season – End-of-Summer Checklist

As summer winds down and the last of the holiday visitors head home, it’s time to think about preparing your beach house for the quieter months ahead. Whether your bach will sit vacant or you’re switching from peak-season rentals back to occasional use, a proper shutdown protects the property and avoids expensive surprises next spring.

1. Deep Clean After Summer Use

Holiday traffic brings sand, salt, sunscreen, and moisture into every corner.

Clean:

  • Floors, rugs, and couches
  • Bathrooms and tile grout
  • Fridge, oven, and small appliances
  • Fans, heat pumps, air vents

Leave the house as dry and dust-free as possible to reduce mould over winter.

2. Inspect for Summer Wear and Tear

The combination of heat, humidity, salt air, and heavy use can create small issues that become big problems later.

Check for:

  • Loose hinges, handles, or window latches
  • Sand-damaged or corroded door tracks
  • Signs of damp behind furniture
  • Minor roof or gutter issues caused by storms

February is an ideal month to book repairs while tradie demand is lower.

3. Secure the Property Against Pests

When the house goes quiet, pests move in.

Before leaving for the season:

  • Empty all pantry items or store them in sealed containers
  • Wipe down cupboards to remove crumbs
  • Seal gaps under doors and around pipes
  • Inspect ceiling spaces for nests or droppings

Set traps only if safe and appropriate.

4. Manage Water Systems and Tanks

For tank-water homes:

  • Inspect and clean filters
  • Flush downpipes if roof treatments or debris have accumulated
  • Check pumps for leaks or low pressure

If the house will be unoccupied for months, consider turning off the main water supply.

5. Prepare the Exterior for Autumn and Winter

Summer’s intense sun and salt may have weakened exterior surfaces.

Before locking up:

  • Clear gutters of leaves and bird nests
  • Trim tree branches to reduce storm damage
  • Check the roof for lifted tiles, rust, or loose flashing
  • Inspect the deck for cracks or rot

6. Close Down Safely and Securely

A well-secured home deters vandalism and weather damage.

Final steps:

  • Lock all windows and sliding doors
  • Remove keys from obvious hiding spots
  • Turn off unnecessary appliances at the wall
  • Leave some airflow (e.g. a vent left open) to reduce condensation
  • Ensure outdoor furniture is stored or tied down

If you rent your property, update your listing calendar and service providers.

Common Questions

  1. How do I prevent mould in my beach house over winter?
    Clean thoroughly, remove moisture, leave ventilation where possible, and avoid leaving damp items inside.
  2. Should I turn off the power when leaving the bach for months?
    Turn off non-essential appliances. Many homeowners leave power on for alarms, fridges, or dehumidifiers.
  3. How often should a coastal roof be inspected?
    Annually — salt air and wind cause faster wear than inland homes.
  4. What should I do with leftover food before locking up?
    Remove all perishables and store dry goods in airtight containers to prevent pests.
  5. Can a handyman help prepare my holiday home for winter?
    Yes. Services like Jim’s can handle gutter cleaning, minor repairs, exterior washing, pest prevention, and security checks.
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Your Summer Beach House Maintenance Checklist

Owning a beach house (or bach) is a classic Kiwi dream, but coastal living brings its own set of maintenance challenges. Whether your place has been sitting empty during winter or is gearing up for the holiday rental season, now is the ideal time to give it a thorough check.

1. Start With a General Walk-Through

Open the doors and windows to air out the house. Look for signs of damp, mould, pests, or unusual smells. Coastal humidity and long vacancies often allow mildew and critters to settle in unnoticed.

Check:

  • Walls and ceilings for discolouration
  • Window frames for swelling or salt corrosion
  • Skirting boards for insect activity
  • Musty areas that might indicate a leak

2. Roof and Gutter Inspection

Salt air accelerates wear on roofing materials, and strong coastal winds fill gutters quickly.

Look for:

  • Lifting tiles or sheets
  • Surface rust
  • Cracked pointing
  • Blocked gutters or downpipes

If your property is on tank water, flush gutters well before reconnecting to avoid contamination.

3. Check Outdoor Areas

Decks, stairs, railings, and exterior paintwork all take a beating over winter.

Tasks include:

  • Tightening loose handrails
  • Water-blasting slippery decks or paths
  • Checking deck boards for rot
  • Repainting or staining high-exposure areas

4. Service Appliances and Utilities

Holiday turnover is hard on appliances. Inspect:

  • Heat pumps or air conditioners
  • Ovens, hobs, and BBQs
  • Washing machine hoses
  • Hot water cylinders (look for signs of leaking or rust)

If your bach uses a septic tank, ensure it has been serviced within the recommended cycle.

5. Prepare for Summer Pests

Ants, cockroaches, and rodents love holiday homes – especially if left unoccupied.

Do a pre-summer flush-out by:

  • Cleaning cupboards thoroughly
  • Sealing gaps under doors
  • Inspecting ceilings for wasp nests
  • Storing all pantry items in airtight containers

6. Get Guest-Ready (if renting)

For short-term holiday lets (Bookabach, Airbnb, family and friends):

  • Check kitchen utensils (stocktake, damage, replace)
  • Check bedding and linen for damp or stains
  • Stock essential cleaning supplies
  • Update your house manual with emergency contacts, WiFi details, and local rules

7. Exterior Grounds and Water Systems

Trim branches away from the house, check irrigation timers, and clear paths. For tank systems, inspect your filter and ensure the pumps are in good working order.

Common Questions

  1. How often should I clean the gutters on a coastal home?
    At least twice a year, and more frequently if the house sits under trees or uses tank water.
  2. What causes mould in beach houses?
    Humidity, lack of airflow, and low winter temperatures create perfect conditions for mildew. Ventilation is the key defence.
  3. Should I water-blast my deck every summer?
    Yes, but use a moderate pressure to avoid damaging timber fibres.
  4. How can I prepare my bach for Airbnb guests?
    Focus on safety, cleanliness, and clear instructions. A good house manual reduces call-outs and guest confusion.
  5. Who can help with summer property maintenance?
    Local services like Jim’s can assist with roof repairs, gutter cleaning, outdoor washing, pest control, and general handyman work.
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