Winter-Proof Your Rental Properties
Fall property inspections are a best practice to prepare rental properties for winter weather conditions. Experienced landlords know that preventative actions taken well in advance of the first winter storm can save on costly property repairs resulting from winter rain, snow, and ice conditions. A landlord has the obligation to keep the rental premise fit and habitable by maintaining safe and sanitary conditions and to provide essential services during the lease term. A landlord also has the duty of care to help protect tenant safety and security. Winterizing the rental property before harsh weather conditions set in helps protect the rental investment and the safety of the tenants.
Proactive rental property maintenance can help lower energy bills, increase the efficiency of operating systems, extend the lifespan of building components, and improve overall property safety. Inspections can identify areas that need strengthening or replacement before severe weather conditions make repairs difficult or more costly. Waiting too long to address property issues can lead to tenancy problems such as unexpected tenant departures, extended vacancy periods, regulatory agency complaints, withholding of rents, or damages caused by tenants attempting to “fix” problems themselves.
Winterization tasks will differ depending upon the location of the rental property, the age of the property and the property’s condition. Thinking ahead is the key to winter-proof properties to help resist the effects of harsh weather conditions. Winter conditions such as snow, ice, and freezing temperatures are among leading causes of catastrophic property loss due to weather. Making a to-do list of required tasks for exterior and interior weatherization will help keep those tasks organized by priority, responsibility by landlord-tenant law and/or lease terms and conditions, and schedule of work. A landlord should inspect and repair as needed those following items which are relevant to the property being managed:
Exterior Weatherization
Gutters and Roof
- Clean the roof to remove accumulation of dirt, debris and leaves.
- Inspect the roof for areas where missing, warped, loose, or damaged shingles need replacement.
- Inspect the condition of metal flashing in valleys and around vent pipes.
- Check to see that gutters and downspouts are securely fastened.
- Clear debris from gutters and downspouts.
- Inspect gutters and downspouts for leaks or damage.
- Check the extension of the downspouts to ensure that runoff water flows away from the foundation.
Chimney
- Inspect chimney for loose bricks, deteriorated mortar, cracks, and moisture damage.
- Inspect chimney for obstructions such as debris or bird nests that must be removed.
- Check that screening and protective cap are in place to prevent future problems.
Exposed Foundation
- Check the slope of the dirt grade around the building to make sure water drains away from the foundation.
- Inspect the foundation for damaged block, bricks, or mortar that need replacement.
- Inspect the foundation for cracks or holes that need repair with insulating foam or caulk.
- Inspect foundation at entry point for pipes or wires for damage or leaks that should be repaired or sealed.
- Rake leaves or other debris away from the foundation.
- Check basement window wells for damage to window or foundation. Clean debris from window well and install window shields as necessary.
Basements and Crawlspaces
- Inspect basements and crawlspaces for damage and pest infestations.
- Add additional insulation to seal air leaks.
- Waterproof or seal surfaces to prevent moisture damage.
Sheds and Attached Garages
- Inspect for obvious damage or drainage problems.
- Secure and weatherproof windows and doors.
Woodpiles
- Wood for fireplaces and wood stoves should be kept away from the house and foundation.
- Inspect woodpile for pest infestation and animal habitats.
- Wood should be stacked and covered with a moisture barrier or tarp.
Air Conditioning Units
- Clean dirt, debris, and leaves from central air units.
- Cover unit with a protective barrier or wrapping to seal unit from weather damage due to snow and ice.
- Remove window air conditioner unit and clean in preparation for storage.
Landscape, Trees, and Shrubs
- Trim tree branches back from house, outbuildings or electrical wires to protect from damage caused by snow, ice, or high winds.
- Prune shrubs to prevent ice and snow damage.
Outdoor Water Faucets, Irrigation Systems, and Hose Connections
- Drain irrigation systems to prevent damage.
- Disconnect, drain, and store garden hoses.
- Drain and turn off shut-off valve inside the house.
- Drain, cover, and insulate outdoor faucets.
Stairs and Walkways
- Inspect and repair stairs and walkways for cracks or tripping hazards.
Exterior Lighting
- Inspect outdoor lighting for damage or burnt-out bulbs.
Common Areas in Multi-Family Housing
- Inspect and maintain common areas to winter condition standards – i.e., salt, sand, ice-melt treatments; walkways, driveways, and parking areas cleared of ice and snow to protect tenant safety from slip and fall hazards.
Interior Weatherization
Attic Space
- Inspect for water stains, mildew, and rot.
- Check attic insulation for moisture damage.
- Check that depth of insulation appears sufficient to prevent ice damming on roof.
- Inspect attic vents for obstructions.
Furnaces and Ductwork
- Test furnace to make sure furnace operates correctly through a full cycle of heating.
- As needed schedule professional inspection and cleaning of furnace and ductwork.
- Inspect ductwork for damage or loose connections requiring repair or replacement.
- Clean dust and dirt from ductwork.
- Inspect ductwork for evidence of pests and indications of moisture problems such as mold.
- Check to see that insulation around ductwork is in good condition. Add additional insulation as needed.
- Ductwork in unheated areas should be insulated.
- Replace furnace filters for better indoor air quality and furnace efficiency.
- Check the thermostat to make sure it works properly.
- For better efficiency, replace old thermostats with programmable models.
Windows and Doors
- Inspect window and door frames for damage and decay.
- Check caulking and weather stripping around windows and doorframes for leaks, or signs of wear.
- Seal air leaks around windows and doors with weather stripping, draft guards, and gasket sealing thresholds.
- Inspect windows for cracks or broken glass. Replace as needed.
- Install storm doors and windows.
- Consider using weather proofing plastic sheeting to cover large window areas to reduce drafts and heat loss.
Fireplaces and Wood Stoves
- Inspect the chimney and flue for damage or creosote buildup.
- Check the fireplace or wood stove to ensure it operates properly.
- Check all connections to make sure they are secure and undamaged.
- The damper should be closed whenever the fireplace or stove is not in use.
Hot Water Heaters
- Check temperature settings and adjust as needed.
- Check for signs of leaks and rust.
- Check that the drain for an under-tank pan is clear of blockage.
- Check pressure relief valve to make sure it is in good working order.
- If required, flush water heater tank to remove sediment.
- Cover with blanket insulation or cover per manufacturer’s instructions.
Plumbing
- Inspect for uninsulated pipes exposed to an outside wall and wrap them with foam sleeves.
- Inspect for leaky or dripping faucets.
- Check under kitchen sink or bathroom sink cabinets for leaks or signs of previous damage.
Fire Extinguishers, Smoke Detectors, and Carbon Monoxide Alarms
- Test fire extinguishers, smoke detectors, and carbon monoxide alarms to ensure alarms are in good working condition.
- For battery operated alarms, install fresh batteries.
Landlord-Tenant Cooperation
A landlord can benefit by enlisting the tenant’s help in alerting the landlord to property conditions or issues that need attention and repair. A tenant could benefit from the landlord providing information on energy savings and winter safety tips. A winter season newsletter sent to tenants is a good example of helpful information that could help the tenant live more comfortably or safely in the property. As examples, tips could include:
- Inspect for blocked or closed vents in living spaces. A supply vent could be blocked by furniture placed over or against the vent.
- Open any register vents or air returns inside the living spaces in the house. Vents may be wall mounted, in the floor or in the ceiling.
- Notify landlord that repair or replacement of damaged or loose vents is needed.
- Reverse the direction of ceiling fans to rotate clockwise to help circulate warm air that gathers near the ceiling. This will push the warm air down to lower areas.
- Keep the kitchen sink and bathroom vanity cabinet doors open so warmer air can circulate around pipes to prevent pipes from freezing.
- Help reduce cold air drafts from entering living spaces by putting towels or other materials along bottoms of exterior doors and keeping windows shut and locked.
- Avoid using unventilated and unattended space heaters.
- Never using cooking stoves to heat living spaces.
- Test smoke alarms and carbon monoxide detectors regularly and never remove alarm batteries.
- Do not turn off the heat at the property when leaving for holidays or taking a vacation during expected cold periods.
- Notify the landlord if an extended absence is planned, such as an out of town trip or holiday travel.
Landlords should provide tenants with winter safety information such as:
- Snow removal policies, plowing of parking lots, off street parking regulations, and local ordinances for snow routes.
- Fire safety information for use of fireplaces and lighted holiday decorations. Open flame decorations such as candles should be discouraged due to fire hazards.
- Landlords and tenants need to have emergency plans for power outages or shelter-in-place situations. Landlords should provide emergency contact information for government and local agencies that can provide shelter and assistance in the event of severe winter weather conditions. During tenant orientation the landlord should have provided emergency contact information and instructions on what to do for an emergency situation on the rental property.
Winter weather can be unpredictable and events can happen with little warning. Being prepared for winter’s challenges by maintaining a safe, secure property can help avoid potential damages to property and harm to the residents.