Winter Property Maintenance: A Comprehensive Guide to Protecting Your Investment (Plus Tips for Tenant Occupied Properties)

by Annie Price

Winter can be tough on properties, with freezing temperatures, snow, and ice posing risks to structural integrity, heating systems, and personal safety. Taking proactive steps now will help protect your property investment, save on energy costs, and prevent unexpected maintenance calls. Here’s an in-depth guide to essential winterization steps, plus tips to help tenants maintain a safe, comfortable living environment.

1. Preventing Frozen Pipes

Frozen pipes can lead to major water damage and costly repairs. Protect pipes by understanding the main causes of freezing—quick temperature drops, poor insulation, and low indoor temperatures—and taking these preventative steps:

Insulate Exposed Pipes: Use foam insulation or heat tape on pipes in unheated areas like attics, basements, garages, and crawl spaces.
Seal Drafts Near Pipes: Check for gaps around wiring, plumbing, or vents near pipes, and seal them with caulk or insulation.
Shut Off and Drain Outdoor Faucets: Close indoor valves leading to outdoor spigots, then drain remaining water to reduce freezing risks.
Keep the Thermostat Consistent: Avoid temperature drops by setting the thermostat at a minimum of 55°F at all times. Many insurance policies require this minimum to cover freeze-related damages.
Let Faucets Drip in Extreme Cold: Allow a slow trickle of water from faucets on exterior walls to keep water moving and prevent freezing.
Open Cabinet Doors: In extremely cold weather, open cabinets under sinks to allow warm air to circulate around pipes.

If Pipes Freeze:

Know the Water Shut-Off Location: Ensure everyone knows where the main shut-off valve is located in case of emergency.
Call a Professional if Necessary: If water flow stops, call a plumber. If pipes burst, shut off water at the main valve and seek emergency assistance.
Avoid Open Flames for Thawing: Never use a torch or open flame. A hair dryer is safer, directing warm air from the faucet outward.

2. Roof and Gutter Maintenance: Preventing Water Damage

Snow, ice, and rain can create heavy loads on roofs and cause water to back up. Proper roof and gutter maintenance are essential to avoid structural damage and leaks.

Inspect the Roof: Check for missing shingles, cracks, or gaps near chimneys. Address any issues before heavy snow or rain arrives to prevent leaks.
Clean Gutters and Downspouts: Clogged gutters can lead to ice dams, causing water to seep under roof shingles. Clear debris to ensure proper drainage away from the roof and foundation.
Flood Prevention for High-Risk Properties: In flood-prone areas, raise HVAC units and water heaters on platforms, and use sandbags or barriers to prevent water entry at ground level.

3. Heating System Efficiency and Safety

Heating systems work overtime during winter, so regular maintenance helps prevent breakdowns, improves efficiency, and reduces energy costs.

Change Furnace Filters Regularly: A clogged filter makes the system work harder and can even cause it to fail. Replace filters every 90 days, or sooner if visibly dirty.
Schedule Annual HVAC Inspections: A professional inspection can catch minor issues like leaks or worn parts before they become costly repairs.
Clarify Tenant Responsibilities: If tenants are responsible for filter changes, specify this in the lease. Encourage tenants to report unusual furnace noises or issues immediately.

Additional Tips for Natural Gas and Oil Heating Systems

Inspect Fuel Lines and Tanks for Leaks or Damage
- Natural Gas: Regularly inspect gas lines for corrosion, cracks, or loose fittings, which can lead to dangerous leaks. Listen for any hissing sounds near the gas line, and use a soapy water solution to check for bubbles if you suspect a leak.
- Oil: Examine the oil tank for rust, corrosion, or any signs of oil leakage. Tanks located outdoors are more susceptible to weather damage and should be checked for stability on their base.
Schedule Professional Burner and Pilot Light Inspections
- Gas and oil burners can accumulate soot or debris over time, affecting combustion efficiency and safety. Have a professional inspect and clean the burner annually to maintain smooth and efficient operation.
- Ensure that the pilot light or electronic ignition is functioning properly. Faulty pilot lights can waste fuel and reduce heating efficiency.
Check Carbon Monoxide Detectors
- Natural gas and oil furnaces produce carbon monoxide (CO), which can be dangerous if there’s a malfunction or improper ventilation. Test carbon monoxide detectors throughout the home and replace batteries regularly. Ensure detectors are located near bedrooms and on each level of the home.
- Refill Oil Tanks Early and Monitor Levels
  - For oil heating, schedule deliveries before the tank reaches the low point, ideally above one-quarter full. Extreme cold can affect the viscosity of oil, making it harder to pump, so avoid letting levels get too low.
  - Consider a remote oil tank monitor, which allows you to track oil levels without manually checking the tank, and helps avoid emergency refills.

Additional Tips for Wood and Pellet Stove Heating Systems

Wood and pellet stoves are effective heating sources, especially in rural areas, but they require careful maintenance to function safely and efficiently.

Schedule an Annual Chimney and Flue Cleaning
- Wood stoves create creosote buildup, a highly flammable byproduct that can cause chimney fires. Schedule a professional chimney cleaning once a year to remove soot and creosote and check the flue for blockages or cracks.
- Burn Only Seasoned Wood or Premium Pellets
  - For wood stoves, use only seasoned (dried) hardwood, as green or wet wood creates excessive smoke, creosote, and reduces heat efficiency. Pellet stoves should use high-quality pellets with minimal dust and additives for cleaner burns.
Empty Ashes and Check Ash Pan Regularly
- Empty ashes when they reach a depth of about one inch to maintain airflow and avoid overheating. Always allow ashes to cool fully before disposing, as embers can stay hot for hours.

4. Programmable Thermostat: Save Money and Energy

A programmable thermostat allows you to create a heating schedule that reduces energy use when the home isn’t occupied, saving on costs.

Create a Heating Schedule: Program the thermostat to warm the home only when needed, such as in the morning, evening, or weekends. Lower the heat when everyone’s at work, school, or asleep.
Energy Savings for Tenants: For tenant-occupied properties, suggest they set a schedule on the thermostat to maintain comfort without overspending on heating.

5. Test Fire Alarms

With increased heating system use, fireplaces, and cooking, it’s essential to ensure fire alarms are in good condition.

Test Fire Alarms Regularly: Check that all alarms are working correctly, and replace batteries or the unit itself if necessary. Winter is a great time to ensure these safety devices are up to date.

6. Energy Efficiency: Sealing Windows and Doors

Sealing drafts is a simple way to improve energy efficiency and maintain comfortable temperatures indoors.

Apply Caulk and Weatherstripping: Seal any gaps around windows and doors, which can reduce heating costs by up to 20%.
Consider Temporary Window Insulation: Add plastic window film on drafty windows for an added layer of insulation and heat retention.

7. Reverse Ceiling Fans to Distribute Warm Air

Reversing ceiling fans to run clockwise during winter can help distribute warm air more effectively, making heating more efficient.

Set Fans to Run Clockwise on Low: This pulls cool air up and pushes warm air down, keeping rooms warmer without increasing heating costs.

8. Snow and Ice Management for Safety

Ice and snow on walkways, stairs, and driveways can create safety hazards. Proper snow and ice management help reduce risks and prevent liability issues.

Use Eco-Friendly Ice Melt or Sand: Apply ice melt to prevent slippery surfaces, especially around entryways, steps, and common walkways.
Ensure Stable Handrails and Mats at Entrances: Secure handrails and add mats to reduce tracking water and ice indoors, preventing slips.
Arrange for Snow Removal Services if Needed: If tenants handle snow removal, clarify this in the lease. For larger properties, hiring a service may be worthwhile.

Additional Tips: Home Insurance & Emergency Contacts

Review Insurance Coverage and Emergency Contact Lists

Confirm Coverage for Winter Hazards: Make sure your insurance policy covers winter-related damage, such as burst pipes or ice dams. Encourage tenants to obtain renter’s insurance for their belongings.
Update Emergency Contact List for Tenants: Provide tenants with a list of contacts, including the property manager, plumber, and utility companies, for different emergencies.

Winter Tips for Tenant-Occupied Properties

In rental properties, tenants play an important role in winter maintenance. Educating them on simple winterization practices can help avoid costly issues and maintain a comfortable living environment.

Maintain a Minimum Thermostat Setting: Encourage tenants to keep the thermostat at or above 55°F to prevent frozen pipes.
Replace Air Filters Regularly (if specified in lease): If tenants are responsible, remind them to check and replace filters to keep the heating system efficient.
Report Heating Issues Immediately: Ask tenants to report any furnace or heating issues, such as unusual sounds, leaks, or low performance.
Use Programmable Thermostat to Manage Heating Costs: Advise tenants to use the programmable thermostat for a more economical heating schedule.
Let Faucets Drip in Extreme Cold: This prevents pipes from freezing by maintaining a small water flow.
Open Cabinet Doors for Pipe Warmth: This helps warm air reach pipes under sinks, reducing freezing risks.
Know the Water Shut-Off Valve Location: Show tenants how to locate and operate the main water shut-off in emergencies.
Close Garage Doors When Not in Use: Keeping the garage door closed, especially if water pipes are present, prevents freezing.

Following these winterization tips will help you protect your property, reduce winter costs, and ensure a safe, comfortable season for tenants. Proper winter maintenance preserves the value of your investment while preventing expensive and stressful emergency repairs.