New to mountain living in Divide, or ready to step up your maintenance game before the next storm hits? At high elevation, small setups and smart habits make a big difference in how your home weathers snow, wind, and freeze–thaw cycles. In this guide, you’ll learn the essentials for roof and snow-load care, freeze protection, driveway planning, and water shutoffs, plus when to bring in a pro. Use it as your seasonal checklist and a quick reference you can revisit all year. Let’s dive in.
Why Divide’s elevation matters
Divide sits around 9,000 to 9,300 feet. Up here, you get strong sun, faster weather shifts, and frequent freeze–thaw swings, especially in spring and fall. Winters can bring rapid snow accumulation and heavy, wet snow that adds significant weight to roofs. These conditions affect how you plan for snow loads, protect plumbing, and keep access open for emergencies.
What that means for your home: snow can build quickly on roofs, frost can work under driveways and foundations, and ice dams can form if your attic is warm and under-ventilated. Driveways with steep grades and tight turnarounds also need special attention to stay safe and passable during storms.
Seasonal maintenance checklist
Fall: prepare
- Locate and label the main water shutoff and any branch valves. Confirm they turn easily.
- Service heating systems, wood stoves, and chimneys. Insulate areas prone to heat loss.
- Inspect roof, flashing, and gutters. Clear debris and repair damaged shingles or penetrations.
- Check attic insulation and ventilation to reduce ice-dam risk. Seal exterior gaps and penetrations.
- Drain and store hoses. Winterize exterior irrigation per your utility and manufacturer guidance.
- Line up a snow-removal plan, whether that’s a contractor, neighbor agreement, or your own equipment.
- Stock a winter kit for home and car with chains, shovel, traction material, deicer, and fuel.
Winter: manage
- Monitor the roof after heavy storms for sagging, new interior cracks, or leaks. Call a pro for concerns.
- Keep egress paths clear, including a route to the front door for emergency crews.
- Use deicers carefully and avoid overusing corrosive salts around metal and vehicles.
- Maintain indoor temps above a safe threshold if you travel, often 55°F. Smart thermostats help.
- Keep vents and exhausts clear of snow to reduce carbon monoxide risk.
Spring: inspect and repair
- Check the roof, attic, and ceilings for signs of ice-dam leaks or winter damage.
- Inspect the foundation and driveway for frost-heave cracks or settlement. Repair sealants.
- Clean and test downspouts and drainage for spring runoff.
- Reconnect irrigation and remove seasonal protections as needed.
Summer: preventative work
- Service HVAC, clean gutters, and trim overhanging branches.
- Reseal paved areas and exterior joints to limit water intrusion before next winter.
- Plan major roof or structural projects during low-snow months. Verify permits first.
Roof and snow-load care
Divide’s winter storms can stack snow and ice fast. The weight adds up, especially with wet snow or freeze–thaw cycles that saturate the snowpack. Ice dams can force water under shingles and cause leaks inside.
Prevent problems before storms
- Improve attic insulation and ventilation to keep roof temperatures more even. This helps reduce melting that feeds ice dams.
- If you have a steep or metal roof, manage shedding with snow guards sized to your roof. Professional sizing is recommended.
- Keep gutters and downspouts clear when safe to do so. If icing is frequent, ask a licensed electrician and roofer about heated cables.
Safe snow removal
- Do not climb on icy roofs or use ladders in slick conditions. Hire a licensed roofer for heavy removal.
- Use a roof rake from the ground to clear a band of snow along the eaves. This can relieve ice-dam pressure without stripping the entire roof.
- If you notice sagging rafters, new interior cracking, or prolonged heavy buildup, stop adding load and call a roofer or structural engineer right away.
Codes and design checks
- Roof design loads follow national standards and local code. Before adding snow guards, replacing roofing, or retrofitting structure, confirm Teller County requirements and permits.
- Older homes can sometimes be reinforced to handle higher loads. That work needs engineering and inspections.
Freeze–thaw protection
Repeated freezing and warming can damage pipes, concrete, asphalt, and sealants. Plan ahead to protect your home and systems.
Plumbing winterization
- Find and test the main water shutoff before winter. Label it clearly.
- Insulate vulnerable pipes in crawlspaces, garages, and exterior walls. Use heat tape only as directed and on the right circuits.
- If you leave for long periods, keep indoor temps above a safe threshold and open cabinet doors under sinks on exterior walls.
- For vacant properties, follow local and manufacturer guidance to drain water heaters, water lines, and irrigation systems. Some heating systems need a professional to winterize.
Foundations and site drainage
- Frost depth can be significant, and shallow utilities or footings are more vulnerable to heave.
- Keep site grading positive so water flows away from the foundation. Extend downspouts and maintain drainage paths.
- Avoid planting large trees or shrubs where roots can disturb frost protection.
Building envelope
- Reseal windows, doors, and utility penetrations in fall with durable, UV-rated sealants.
- Use exterior paints and coatings that tolerate freeze–thaw conditions.
- Maintain good ventilation to reduce condensation during shoulder seasons.
Driveway and access
A safe, passable driveway is essential for daily life and emergency response. Plan for steep grades, tight curves, and snow storage.
Plan for snow removal
- Confirm property access points and right-of-way connections to county roads. Learn the county’s snow placement rules.
- When hiring a plow contractor, ask about insurance, experience with steep or rocky mountain driveways, and storm availability.
- Decide where the plowed snow will go. Do not pile against foundations or block vents.
Smart deicing and traction
- Sodium chloride is common but can be corrosive and less effective in very cold temps.
- Calcium or magnesium chloride works at lower temps but can harm plants and concrete if overused.
- Sand gives traction but does not melt ice. Use it where vegetation and metal are a concern.
- Follow product labels and local environmental guidance, especially near streams or wells.
Safety and equipment
- Keep the path to your entry wide and clear for first responders.
- Maintain snow blowers and plows. Check belts, shear pins, and fuel before storms.
- Keep exhausts and dryer vents clear to prevent carbon monoxide buildup.
Water shutoff best practices
Knowing how and when to shut off water protects you from major damage during freezes or leaks.
Find and label valves
- Identify the house main shutoff, usually near the meter or inside the foundation. Label it and keep the area clear.
- Know the utility’s supply shutoff and emergency numbers. Clarify who maintains the meter and service line.
If you leave for weeks
- Option A: Leave water on. Keep the thermostat at or above about 55°F and have a neighbor check in.
- Option B: Shut off and drain. Turn off the main, open taps to drain lines, flush toilets, and drain the water heater per manufacturer guidance. Some systems require a professional.
- Designate a local contact who can respond if a problem arises.
If a pipe bursts
- Turn off the main water right away. Open faucets to drain remaining water.
- Turn off power if water contacts electrical equipment. Put safety first.
- Document damage for insurance and call a licensed plumber and restoration company.
When to call a pro
- Experienced roofing contractor: Heavy snow removal, snow guard systems, heated gutters, or any sign of structural strain.
- Structural engineer: Suspected overload, sagging rooflines, or when planning reinforcements.
- Certified plumber: Pipe insulation, heat tape installation, winterization, or burst repairs.
- Licensed electrician: Any heated cables or added circuits for roof or gutter systems.
- Foundation or drainage specialist: Frost-heave issues, severe settlement, or grading corrections.
- Snow-removal contractor: Steep, narrow, or complex mountain driveways and 24-7 storm response.
- Mold and restoration professional: Significant water intrusion or post-burst drying and remediation.
Local resources to verify
- Teller County Building Department: Codes, permits, and design snow loads for your property.
- Local water and electric utilities: Meter access rules, shutoff guidance, and emergency contacts.
- Colorado State University Extension: Home winterizing and frost-heave guidance for Colorado conditions.
- National Weather Service Colorado: Storm forecasts and winter safety information.
Final thoughts
Mountain homes thrive with steady, seasonal care. If you focus on roof safety, freeze protection, clear access, and a smart water plan, you set yourself up for fewer surprises and safer winters. Keep this checklist handy, and build a local team you can call when weather gets intense.
Have questions about a property in Divide or need a local perspective before you buy or sell? Reach out to Ruthie Grainger for practical, place-based guidance tailored to Teller County homes.
FAQs
How much roof snow is too much in Divide?
- There is no universal depth. It depends on your roof design and the roof’s design snow load. Heavy, wet snow is more concerning. If you see sagging or interior cracks, call a roofer or engineer.
Can I safely remove roof snow myself?
- Limited removal from the ground with a roof rake is usually fine. Do not climb on an icy roof. Hire a licensed pro for heavy or complex removal.
What temperature prevents frozen pipes when I’m away?
- Many pros suggest keeping the home around 50 to 55°F. Insulation levels and wind exposure can change this, so consider a smart thermostat and regular check-ins.
What deicer should I use on my Divide driveway?
- Magnesium or calcium chloride can work at lower temps but may affect plants and concrete if overused. Sand adds traction without melting. Follow labels and local guidance.
How do I spot frost-heave issues in my foundation?
- Watch for new or widening cracks, sticking doors or windows, and uneven floors. A foundation or geotechnical contractor can diagnose and offer repair options.
