Leaving a Spanish home empty: what to do before you go

Terms used

• Llave de paso — The llave de paso is the stopcock or valve that shuts off the water or gas supply to your home.
• Termo — The termo is the electric water heater, a tank that heats and stores hot water.
• Cuadro eléctrico — The cuadro eléctrico is the fuse board where the circuit switches for your home are.
• ICP — The ICP is the main switch on the fuse board that cuts all power to the home.
• Diferencial — The diferencial is the safety switch on the fuse board that trips to protect people from electric shock.
• Sifón — The sifón is the water-filled bend in a drain that blocks sewer smells.

Key rules

• Water heater first: Switch off the electric water heater before you close the main stopcock.
• Humidity: Aim to keep indoor humidity below about 60 per cent.
• Keep on: Leave only the alarm on, plus the router if you use cameras, and keep the differential switch on.
• Drain traps: Fill every drain trap with water and a little oil so sewer smells stay out.
• Keys: Log every key and have the key-holder sign for it.
• Service costs: Get several written quotes and check what each visit includes.

Do it in this order

Start with the water heater and water, then power, gas, food and drains, airing, and finally keys. The checklist below gives the short version. This page adds the reasons and the details.

Water

Close the main stopcock (llave de paso) before you leave for more than a few days. Switch off the electric water heater (termo) first, so it never heats with no water. The stopcock is usually near the water meter or where the pipe enters the home. Turn it fully clockwise, then open a tap to release the pressure left in the pipes.

Some things need water. Garden irrigation, automatic sprinklers and fire systems should be on a separate supply, or you should leave that line open.

For weeks or months away, draining the heater is optional. In areas where frost is likely, drain it.

Many insurance policies cover water leaks but may reduce a claim if you were negligent during a long absence. Closing the stopcock is the simplest way to show you were careful.

Power

Go to the fuse board (cuadro eléctrico) and switch off the circuits you do not need: heater, oven and hob, washing machine, dishwasher, air conditioning and lighting. You can also switch off the main switch (ICP), but that cuts everything, including the alarm.

Keep on only what you need:

• the alarm, and check that it has a battery backup
• the router, if you use cameras or remote monitoring
• the fridge, only if you are leaving it running

Leave the differential switch (diferencial) on. For a long absence, unplug sensitive electronics.

Gas

With piped gas, close the valve on the supply, normally beside the meter, and turn off every appliance valve and pilot light.

With butane or propane bottles, close the bottle valve first, then the regulator. Disconnect the bottle if you will be away a long time. Store bottles upright in a ventilated place, never in a closed cupboard or basement.

When you return, open the valves slowly and check joints for leaks with soapy water, never a flame. If you smell gas, do not touch switches. Open the windows and call the emergency number.

Food, appliances and drains

• Remove all perishable food and take out the rubbish.
• For a long absence, empty, defrost and clean the fridge and freezer. Switch them off and leave the doors ajar to stop mould and smells.
• Clean the washing machine drum and leave the door and detergent drawer open.
• Pour water into every drain trap (sifón): sinks, showers, bidets and floor drains. Add a spoonful of cooking oil to slow evaporation. Dried traps let sewer smells in.

Ventilation and damp

Air every room for 15 to 30 minutes with the windows open, then close them. Make sure towels, laundry and the bathroom are fully dry.

Leave interior doors, wardrobes and cupboards slightly open so air moves. Put moisture absorbers (calcium chloride tubs) in damp-prone rooms. Replace them when they are full. Only leave a dehumidifier running if someone supervises it.

Aim to keep indoor humidity below about 60 per cent. Airing cannot fix leaks or rising damp, so deal with those before you go.

Keys

Hand keys over in a way you can trace.

• Keep a written log with the date, the person's name and ID number, and the number of keys. Have the key-holder sign a receipt when they take the keys and when they return them.
• Give out as few copies as possible, and do not put the address on the keys.
• Use a sealed envelope or a key safe.
• Give alarm codes separately, and change them when the key-holder changes.
• Change or re-key the lock when the arrangement ends or if a key is lost. A smart lock with temporary codes and an access history is an alternative, and you can cancel codes remotely.
• Tell your insurer who holds keys, as some policies require it. Tell the alarm company who is authorised.

What vacant-home services cost

There is no standard price list. Companies and local caretakers usually charge per visit for periodic checks. They charge extra for airing, opening or closing the home before a stay, and for deep cleaning. Cleaning is usually priced by the hour or by the size of the property. Many offer monthly or annual packages with a set number of visits. Prices are higher in big cities and tourist coastal areas.

Ask for several written quotes. Check what each visit includes, such as a photo report and a check of water and power.

When you come back

Reopen the water and let the heater tank fill fully, with a hot tap open until the spluttering stops. Then switch the heater on. Run all taps and flush toilets for a few minutes, and flush the showerheads. After weeks away, heat the water to about 60 °C for a while before using it, because stagnant water raises the risk of legionella. Top up drain traps on any visit.

Checklist for leaving a home empty

Before you leave

• Keep a separate water line open for any irrigation or fire system that needs it.

• Keep on only the alarm, and the router if you use cameras or remote monitoring, and leave the differential switch (diferencial) on.

• Empty the fridge, switch it off and unplug sensitive electronics if you will be away a long time.

• Dry towels, laundry and the bathroom fully, and leave interior doors, wardrobes and cupboards slightly open.

• Put moisture absorbers in damp-prone rooms and replace them when full.

• Take out the bins and leave no waste indoors.

• Lower the shutters (persianas) partly instead of closing them fully, and ask someone to vary them.

• Clear the letterbox and arrange for a trusted person to collect your mail, or set up forwarding or holding with Correos.

• Give each key-holder a signed receipt and note the date, name, ID number and number of keys.

• Give alarm codes separately, and tell your insurer and alarm company who holds keys.

What to watch out for

• Water heater running dry: If the electric water heater stays on after the water is closed, the element can run dry and burn out. Switch off the termo at its breaker before you close the main stopcock.

• Frost in the tank: In frost-prone areas, water left in the termo can freeze and damage it. Drain the termo before you leave if the home is in a cold area.

• Legionella from stagnant water: Water standing for weeks in pipes and the tank raises the risk of legionella. On return, flush all taps and toilets, flush the showerheads, and heat the water to about 60 °C for a while before use.

• Dried drain traps: Drain traps (sifones) dry out and let sewer smells into the home. Pour water into every trap, add a spoonful of cooking oil, and top them up on each visit.

• Mould and smells from the fridge: Food or a closed, switched-off fridge left for a long absence grows mould and smells. Remove perishable food and rubbish, defrost and clean the fridge and freezer, switch them off and leave the doors ajar.

Frequently asked questions

What should I do with the water heater when I come back?

Reopen the water and let the tank fill fully before you switch the termo (electric water heater) back on. Keep a hot tap open until the air stops spluttering.

How do I avoid legionella after a long absence?

Heat the water to about 60 °C for a while before use, because stagnant water raises legionella risk. Flush the showerheads as well. This matters most after weeks or months away.

How much do vacant-home services cost?

Prices depend on city and provider, and are higher in big cities and tourist coastal areas. Caretakers usually charge per visit, with extra for airing, opening or closing, and cleaning, and many offer monthly or annual packages. Ask for several written quotes and check whether each visit includes a photo report and utility checks.