Leaving Your Cottage Empty for the Winter

Every fall, thousands of Ontario cottages are closed up and left empty until spring. For many owners, the biggest winter risk isn’t a burst pipe or a heavy snowfall. It’s discovering, after the damage is done, that their insurance policy had conditions they didn’t meet.

Cottage insurance is not the same as home insurance, and the differences tend to appear at the worst moment: after a claim. Most cottage claim disputes come down to a clause the owner didn’t know about. This article explains the clauses that matter most in winter and how to make sure you’re covered.

The vacancy clause: the one to read first

Most cottage policies include conditions for periods when the cottage is empty, often called vacancy or unoccupancy clauses. The wording varies, but a typical policy requires one of two things while you’re away:

• The heat is kept on, and someone checks the property regularly. The policy may specify how often checks must happen and whether they need to be recorded.
• The water system is shut off and drained. If the cottage isn’t heated, the plumbing must be fully winterized.

If pipes freeze and burst and you didn’t meet the condition, the claim may be denied, even if the damage happened through no fault of yours. Find out exactly what your policy requires, and follow it to the letter.

What’s often excluded or limited

Even with the vacancy conditions met, several common winter losses may be excluded or covered only at low limits. Ask about each one:

• Sewer backup and overland flooding. These are often separate add-ons rather than standard coverage. Spring thaw and heavy rain make them relevant for many cottages.
• Docks, boathouses and outbuildings. These may be covered at lower limits, and damage from ice, waves or changing water levels is often excluded.
• Boats and watercraft. A small boat with a low-horsepower motor may be covered under the cottage policy, but larger boats and personal watercraft usually need their own insurance.
• Rentals. If you rent the cottage even occasionally, coverage during rentals may be limited or excluded unless you’ve told your insurer.

Questions to ask your broker before you close up

A short conversation now can save a long argument later. Ask your broker:

1. What exactly do I need to do to meet the vacancy or unoccupancy condition? How often must the cottage be checked, and does each visit need to be recorded?
2. Am I covered if the power fails and the heat goes off while I’m away?
3. Is ice damage to the dock excluded?
4. Am I covered for sewer backup and overland water?
5. Are outbuildings, bunkies and their contents covered, and at what limits?
6. If I can’t get to the cottage for a while after a loss, what am I expected to do to protect it?

Get the answers in writing, or confirm them by email.

How to stay on the right side of your policy

Arrange regular checks

A caretaker or trusted neighbour who visits on a schedule, and after major storms, is the most common way owners meet their policy’s conditions. Agree in writing on how often they visit and what they check: inside temperature, signs of leaks, the roof, doors and windows.

Keep a log

Ask whoever checks the cottage to note each visit: the date, what they checked and anything unusual. A simple shared note on your phone is enough. If you ever make a claim, this log is your proof that you met the policy’s conditions.

Add remote monitoring

Temperature, water-leak and power sensors that send alerts to your phone are inexpensive and work well if the cottage has power and an internet connection. Where there’s no internet, a cellular hub can do the same job. A low-temperature alert gives you time to act before pipes freeze.

Winterize properly

If you’re not heating the cottage, a complete winterization is essential: the water system drained, non-toxic plumbing antifreeze in every trap and toilet, the water heater and pressure tank emptied, and the lake line pulled. Write down what was done, so there’s a record and so whoever opens in spring knows what to expect.

Document the cottage before you leave

Walk through the cottage, outbuildings and dock with your phone and take a video, opening cupboards and closets as you go. Store it somewhere other than the cottage. It makes any claim much easier to prove.

If something goes wrong

Report the loss to your insurer quickly, and take reasonable steps to prevent further damage, such as shutting off the water or covering a damaged roof. Most policies expect you to limit the damage once you know about it. Photograph everything before you clean up.

The bottom line

Winter cottage insurance problems are almost always avoidable. Read the vacancy clause, ask your broker the questions above, arrange regular checks, keep a log, and winterize properly. Then you can enjoy the off-season knowing that if something does happen, you’re covered.

This article is general information, not insurance advice. Policies differ, so always confirm the details of your own coverage with your insurer or broker.