Closing up a Greek property for winter.

How you close up your Greek property in October or November sets the condition you'll find it in when you arrive next May or June. Most six-figure water damage claims, most mould remediation projects, most spring "the AC isn't working" emergencies are seeded during a sloppy closing-up six months earlier. The work isn't difficult. It's specific. It takes a focused half-day for an apartment, a full day for a villa with a garden and pool.

This is the version we run when we close up member properties at the end of the season. Borrow the structure.

Timing

Most absentee owners close up between mid-October and mid-November. The right week depends on what you're trying to protect against:

• Storm season exposure. Attica's autumn storms typically peak between mid-September and mid-November. Closing up after the first major rainfall lets you confirm balcony drains and external waterproofing held.
• First cold front. Northern Greece (Thessaloniki, Macedonia) starts cold in mid-November. Closing up before the first frost lets you set heating systems properly while the property is still mild.
• STR season-end. If the property has been on Airbnb through summer, close-up follows the last guest checkout. The condition handover from STR-active to winter-dormant is meaningfully different from a continuously owner-used property.

Plumbing — the most expensive thing to get wrong

Water damage is the dominant cause of off-season insurance claims on Greek absentee-owned property. Three plumbing-specific actions:

1. Turn off the main water valve at the apartment level. Most Greek apartments have an isolation valve where the water main enters the unit, usually in a service cupboard or behind a bathroom panel. Close it. With the main off, a burst pipe somewhere inside still drains, but it doesn't refill from the building supply. This single action prevents 70%+ of catastrophic water damage events.
2. Run every drain trap. Pour a cup of water into every floor drain (especially in bathrooms and balcony drains), run every sink for 20 seconds, flush every toilet. Drain traps that go dry over a long absence let sewer gases enter the property. A small amount of mineral oil or commercial trap-seal poured into less-used drains keeps them sealed even under evaporation.
3. Drain the washing machine and dishwasher hose lines. Disconnect the supply hoses, let residual water drain, then reconnect loose. Frozen or burst washing-machine hoses are a top-3 winter property claim in older Greek buildings without continuous heating.

For villas with separate water systems (cistern-fed, well-fed, or boosted-pressure setups), additional steps depend on the specific configuration — drain the pressure tank if appropriate, isolate the boost pump, flush the filtration system.

Heating — the trade-off between cost and protection

The decision: leave heating on at a minimum protective temperature, or shut it down entirely?

For most Athens and Attica apartments: heating off is fine. Athens rarely goes below 5°C inside an insulated apartment, and pipe-freezing risk is low. Annual saving on electricity or gas: €300-€800.

For Thessaloniki, Macedonia, mountain villages, and properties at altitude: heating on at 8-12°C is essential. Frozen-pipe damage in unheated apartments is the #1 winter claim in colder zones. The cost of running heating at minimum-protective temperatures for 3-4 months is €200-€600. Cheap insurance.

For modern apartments with central building heating: the building's central heating typically runs whether you're there or not. Just set your apartment's thermostat to 12-15°C and let the building do the rest.

Electricity — what stays on, what comes off

• Refrigerator/freezer: empty, defrost completely, clean inside, leave door propped open with a tea-towel. Closed-up refrigerators develop mould inside within 6-8 weeks. A propped door eliminates the problem entirely. Electricity cost saved by switching it off: €100-€200/year.
• Water heater: if electric, switch off at the panel. If solar with electric backup, leave on automatic — solar gain through winter is meaningful in Greece.
• AC units: off at the wall switch, indoor and outdoor units. Cover indoor units with a breathable cloth if dusty. Outdoor units can be left exposed but should be on a slight downward angle from the wall (water drainage).
• Lighting: off entirely. Use a single timer-controlled lamp in the living area if you want a deterrent presence; otherwise dark.
• Routers and tech: unplug. Greek power-grid surges during winter storms are a meaningful risk for sensitive electronics.
• The electrical panel itself: leave the main breaker on. Switching it off cuts power to your alarm, doorbell, and any monitoring systems. Only switch off the main breaker if you're absolutely certain nothing in the apartment relies on power.

Refrigerator-and-pantry cleanout

Six categories to clear:

• Refrigerator: empty completely, defrost, wipe down with bicarb-soda solution, door propped open.
• Freezer: same treatment.
• Pantry: remove anything in cardboard, paper, or open packaging. Mediterranean pantry moths and ants find their way into open grains within weeks.
• Olive oil and wine: can stay if properly sealed. Olive oil keeps fine; wine prefers cooler storage but doesn't actively deteriorate in 8 months.
• Bread, fruit, vegetables: remove entirely.
• Spices, dried herbs: can stay in sealed glass jars; remove from plastic or paper packaging.

Pest prevention

Greek properties — particularly older buildings and ground-floor units — face three pest pressures during winter absence:

• Cockroaches. Drawn to leftover food residue and standing water. The kitchen and bathroom cleanout above eliminates most attractants. Bait stations in cabinets and under sinks add another layer.
• Mice and rats. More common in older buildings, balcony-accessible units, and ground floors. Block any visible entry points (drain pipes, holes around pipework). Avoid food traces.
• Moths (in fabrics). Wool clothing, linen tablecloths, and curtains attract moths during long dormancy. Wash everything before closing up, store wool items in sealed bags with cedar or lavender.

Outdoor — balcony, terrace, garden

• Balcony drains: cleared of leaves and debris. This is the #1 maintenance miss that causes water damage during winter storms.
• Plants: tender plants brought inside or wrapped; hardy plants pruned and left.
• Furniture: covered or stored. Greek winter UV is gentler than summer but UV-degradation continues through winter on uncovered furniture.
• Awnings: retracted and locked. Wind damage to extended awnings is a common winter-storm claim.
• Pool (villas): seasonal closing — water level dropped below skimmer, equipment winterised, cover installed.
• Garden: last cut, irrigation system winterised, sensitive plants protected.

Security and access

• Shutters: closed on all windows. Helps with weather, security, and reduces internal humidity exposure.
• Locks: all locks tested as you close them. A lock that's stiff in October is a lock that won't open in April.
• Alarm system: armed if present. Test the system before leaving.
• Keys: ensure your trusted local representative has working keys. Now is when you discover whether the spare key still fits or whether the cylinder was replaced 8 years ago without anyone telling you.

Communications

• Mail: arrange forwarding or hold. Greek post office (ΕΛΤΑ) offers redirection services.
• Building manager: notify the διαχειριστής of your departure date, your representative contact in Greece, and your forwarding address for any building-meeting notices.
• Utility companies: ΔΕΗ (electricity), ΕΥΔΑΠ / ΕΥΑΘ (water), gas provider — confirm correspondence goes to a working address and direct-debit instructions are in place for the winter billing cycles.
• Insurance: confirm policy is current and the vacancy documentation rhythm is set up. Without scheduled visits during winter, claim disputes are dramatically harder. See why the 30-day rule matters.

Final walk-through and photo record

Before you leave, do a final walk-through of the property and photograph everything: every room, every wall, every appliance, the electrical panel, the water meter, the heating settings, the closed shutters, the locked doors. The photo record establishes the property's exact condition at the moment of departure — invaluable if anything happens during your absence that produces an insurance claim, a building-manager dispute, or a maintenance issue.