The Reed Rural Property Blog

Living in the Wet Mountains and Sangre de Cristos means hard, fast winters. By the time the first hard freeze hits Westcliffe, often in late September, unprepared homeowners can face burst pipes, ice dams, and a heating system that hasn't been touched in eight months. Here's what we check on every winterization job.

• Shut off and drain all exterior hose bibs and irrigation systems
• Insulate exposed pipes in crawlspaces, garages, and unheated outbuildings
• Have your furnace or boiler serviced - replace filters and check ignition
• Check and seal weatherstripping around doors and windows
• Clean gutters to prevent ice dam formation under snow load
• Test smoke and carbon monoxide detectors and replace batteries
• Reverse ceiling fans to clockwise to push warm air down
• Inspect roof for damaged shingles before snow season

Drywall damage is one of the most common issues we handle - from door-handle dings and settling cracks to water-damaged sections. Some repairs are genuinely DIY-able; others look DIY but end up costing more to fix later. Here's an honest breakdown.

• Small nail holes & dings - Easy DIY: spackle, sand, paint. No skill required.
• Stress cracks (hairline) - Medium: use mesh tape + joint compound. Needs patience to feather correctly.
• Doorknob holes (3–6") - Hard DIY: requires a patch kit, backing board, and good painting technique to blend.
• Water-stained sections - Always call a pro: you need to identify the leak source first, then use stain-blocking primer before re-finishing.
• Large panel replacements - Call us: matching texture and paint on large areas is a skill that takes time to master.

Lawn care in Westcliffe and the Wet Mountain Valley is a whole different game from the Front Range. Our short growing season, intense UV exposure, dry summers, and alkaline soils demand a different approach. Here's what we've learned mowing and maintaining properties across Custer County.

• Never cut more than 1/3 of the grass blade in a single mow - especially critical at altitude
• Keep mowing height at 3–4" to shade roots and retain soil moisture
• Water deeply but infrequently - 1" per week is a good target, applied in one or two sessions
• Best time to water: early morning before 9am to reduce evaporation and fungal risk
• Cool-season grasses (Kentucky bluegrass, fescue) perform best here - avoid warm-season varieties
• Fertilize in early fall (September), not midsummer - grass stores nutrients for spring green-up
• Aerate annually in September to relieve clay compaction common in the valley
• Don't rake or bag clippings - mulching feeds the lawn naturally at altitude

Fence lines take a beating in Custer County. Heavy snow loads buckle posts, freeze-thaw cycles heave foundations, and UV exposure dries and cracks wood faster than at lower elevations. We walk fence lines on many rural properties - here's what we look for and how to extend fence life.

• Walk the entire fence line after winter - look for leaning posts and broken wire
• Check post depth: posts heaved by frost should be re-set in concrete before summer
• Treat wood posts with a penetrating oil or end-grain sealer to prevent moisture intrusion
• Tighten wire fencing in spring - it contracts in cold weather and loosens as temps rise
• Inspect gate hardware: hinges, latches, and springs corrode quickly in our climate
• Clear vegetation from fence bases - tall grass and weeds trap moisture and accelerate rot
• Identify and fix wildlife pressure points - areas where animals push or burrow under

Westcliffe is increasingly popular for weekend escapes from Pueblo, Colorado Springs, and beyond. If you own a vacation rental in Custer County, maintaining a consistently excellent guest experience comes down to one thing: reliable, thorough turnover cleaning. Here's our professional process.

• Strip all bedding and launder immediately on arrival - start the laundry cycle first
• Check and document any property damage before cleaning - photograph everything
• Deep-clean kitchen appliances (inside microwave, oven, fridge) on every turnover
• Sanitize all high-touch surfaces: doorknobs, light switches, remotes, cabinet handles
• Restock supplies: toilet paper, paper towels, dish soap, trash bags, coffee
• Check for pest entry points - mountain cabins are prone to mice and insects
• Inspect for unreported maintenance issues (leaky faucets, running toilets)
• Air out the property - mountain homes develop musty smells quickly when unoccupied

After a Custer County winter, properties take a beating. Snow loads, ice, freeze-thaw cycles, and months of deferred attention mean spring is the most important maintenance window of the year. This is the checklist we run through on every seasonal property inspection.

• Roof: check for lifted shingles, damaged flashing, and ice-dam residue
• Gutters: clear debris and test drainage - reattach any sections pulled by ice
• Foundation: walk the perimeter for new cracks or frost heave damage
• Deck & porch: check for loose boards, split wood, and corroded fasteners
• Exterior paint & siding: look for peeling, bubbling, or moisture intrusion
• Windows & doors: re-caulk gaps, adjust any seasonal swell misalignment
• HVAC: replace filters, schedule AC service before summer heat
• Plumbing: turn on hose bibs slowly and check for cracks from freezing
• Irrigation: inspect heads, run the system, and check controller settings
• Outbuildings: inspect barn/shed roofs and check for rodent entry over winter

Starlink has been a game-changer for rural internet in Custer County. We've installed quite a few dishes across the Wet Mountain Valley, and there are a handful of things that make or break a good installation. Here's what we've learned.

• Sky obstructions matter more than height - use the Starlink app obstruction check before choosing a mount location
• South and southwest sky exposure is critical - trees, ridges, and buildings to the south will cause outages
• Roof mounts offer the cleanest look but require proper flashing to prevent leaks
• J-pipe mounts on fascia boards are often the best balance of performance and installation ease
• Run cable through conduit when possible - rodents love chewing Starlink cable in rural areas
• We handle mounts up to 24 ft - anything above requires specialized equipment

We average over 100 inches of snow annually in parts of Custer County. If you own a property here, especially a vacation home, rental, or commercial building, snow management isn't optional. Here's how we think about it and what you should know.

• Clear snow before it packs - fresh snow is 3x easier to move than compacted or refrozen snow
• Salt and ice melt damage concrete and vegetation - use sand or calcium chloride alternatives where possible
• Driveways and walkways should be cleared to pavement, not just "passable" - ice patches form on partial clears
• For vacation homes, an auto-response plan means we check your property after every significant snowfall
• Roof-top snow loads can exceed structural limits - deck and low-pitch roofs need monitoring
• Keep a clear path to your propane tank, electrical panels, and water shutoffs at all times