Property closed half the year: what to check in pipes and drains

A significant share of homes in Dénia and Jávea are second homes that sit closed for much of the year, with owners visiting two or three times, often from outside Spain. It's a very common client profile in the area, and one with a specific set of plumbing problems that simply don't show up in a home used daily.

The problem with dry traps

When a drain isn't used for weeks or months, the water that forms the trap's water seal evaporates. The result is that sewer smells rise straight into the property — something many owners notice the moment they walk in and wrongly assume is a fault, when it's simply that the trap has dried out. The preventive fix is running a little water down each drain (shower, basin, sink) every 3-4 weeks if someone can visit the property, or fitting anti-evaporation traps at the next renovation.

Stagnant water in the pipes

Water that sits still in the system for weeks loses quality and can encourage sediment build-up, especially combined with the area's typically hard water. Before using the property again, it's worth running each tap for a few minutes before using the water for consumption, and cleaning tap aerators if the flow comes out weak or with visible debris.

Leaks nobody catches in time

This is, by far, the costliest problem we see in closed properties. A small leak in a pipe, joint or cistern can go completely unnoticed for months if nobody visits, and the accumulated damage to floors, walls or furniture is usually far greater than the cost of fixing it early. If your property will be closed for a long stretch, shutting off the main stopcock before you leave is the simplest and most effective preventive step there is.

A checklist for leaving and one for coming back

Before closing up: shut the main stopcock if no water will be used, check no taps have been left slightly open, and if you have a washing machine or dishwasher, disconnect its individual water inlet valve. Before returning, or right when you arrive: open the stopcock gradually (never all at once), visually check under sinks and basins for any dampness, and run the water for a few minutes at each point before normal use.

Questions we're often asked

Can the property be monitored remotely? Wifi-connected water leak sensors exist that alert your phone if they detect moisture or unusual water usage while the house is empty; it's a small investment that can prevent a much bigger problem.

How often do you recommend a professional check? For a property used 2-3 times a year, a full plumbing check once a year, timed with your first visit of the season, is usually enough.

It's not just plumbing: caring for a closed home as a whole

If your property sits closed for months, plumbing is only part of what needs attention. The garden and automatic irrigation, if fitted, also suffer without supervision; damp building up in poorly ventilated rooms can encourage mould; and air conditioning left off for months usually needs a check before switching it back on. Coordinating all these checks into a single visit before you arrive, rather than handling them separately, saves time and makes sure nothing gets missed.

At Fixhouse we coordinate with trusted plumbers in Dénia and Jávea to check your property before you arrive, so it's ready with no surprises. Request a free, no-obligation quote and we'll tell you how to set it up.