Winter is coming, and it’s that time of the year when you have to deal with the risk of frozen and bursting pipes in your rental properties. As a landlord, you never expect to deal with frozen pipes. That’s because it can lead you to extensive water damage, massive repairs, and vacate units during prime rental season. Read this guide as we discuss why property owners should know how to prevent frozen pipes in their rental properties.
What Causes Frozen Pipes in a Rental?
Frozen pipes are usually the result of sustained exposure to freezing temperatures, often made worse by high winds that drive away any warming effect. There are a few key factors that make some rental units more vulnerable than others:
- Poor Insulation
Units, basements, or crawlspaces with inadequate insulation on walls and attics allow more cold air in and let internal heat escape. Exposed pipes running along these spaces are prime candidates for freezing.
- Drafty Windows and Doors
Gaps around windows, doors, wiring holes, or foundations let in blasts of freezing external air that can quickly drop internal temperatures. This allows pipes along exterior walls to freeze.
- Thermostat Issues
Tenants failing to maintain adequate heat either due to negligence, trying to save money or thermostat malfunctions. Consistently low indoor temperatures will cause pipes to freeze.
- Sprinkler Systems
Water sitting idle in exterior pipes and backflow prevention devices is prone to freezing in frigid temperatures if not adequately protected.
- Previous Pipe Problems
Pipes that have frozen and thawed are now more vulnerable to freezing again. Damaged pipe insulation or openings make them susceptible to weak points.
Identifying units with these high-risk factors allows you to take preventative measures and stop frozen pipes before they destroy the property and your tenants’ possession.
Landlords’ Responsibility on Preventing Frozen Pipes
As a landlord, preventing frozen and bursting pipes should be a top priority to avoid expensive repairs, headaches, and vacant units. While no building is completely immune to frozen pipe problems, there are a number of proactive steps every landlord should take:
Insulate Exposed Pipes
One of the top prevention measures is insulating any water supply pipes that are exposed to cold air. This includes pipes in unheated basements, crawl spaces, attics, garages, or along exterior walls. Wrap exposed pipes with specially designed pipe insulation wraps, available at any hardware store. The wraps act as a protective barrier to keep pipes warmer than the surrounding air. Use adhesive to seal insulation wraps securely. Prioritize insulating sections that have previously frozen.
If piping sits close to cold air returns or draft-prone spots, build protective enclosures around them to block airflow. Enclosure frames can be built from rigid insulation boards, plywood, or drywall sealed with caulk. The enclosure will maintain warmer temperatures around pipes.
Seal Openings and Drafts
Another key step is sealing any openings, gaps, or penetrations throughout your buildings that allow cold exterior air to flow in and chill pipes. Carefully inspect window frames, doors, wiring holes, foundations, etc., and fill gaps with weatherstripping, caulk, or spray foam. This helps moderate interior temperatures, keeping them safely above freezing.
Attics and crawlspaces are common problem areas for air leaks. Be diligent about closing any openings between the heated living spaces and these colder areas within wall and ceiling spaces where pipes often run. Eliminating these drafts helps prevent rapid temperature drops that freeze pipes.
Conduct Regular Inspections
As a vigilant landlord, regularly inspecting your rental units can identify issues before they escalate into frozen pipe disasters. Do walkthroughs of basements, crawlspaces, and attic spaces to check that pipe insulation remains intact. Ensure tenants haven’t disturbed protected pipes.
Also, confirm that the heating systems are running properly and maintain temperatures no lower than 55°F inside and insulating pipe enclosures. Touch and feel along pipes for unusually cold sections that could indicate impending freezes. Catching these signs early allows you to intervene and prevent major damage.
Tenants’ Responsibility for Preventing Frozen Pipes
While landlords bear responsibility for properly insulating and sealing their rental units against frozen pipes, tenants also play a critical role. There are a few key areas where tenants need to remain vigilant if they want to avoid the hassle of burst pipes flooding their homes and destroying their belongings:
Monitor Thermostat Settings
Tenants should be careful not to drastically adjust the temperature settings in their rental units. The thermostats should remain set to at least 55°F or higher to prevent exposed water pipes from freezing. Turning down the heat to save a little money can end up backfiring if pipes freeze and burst from the cold.
Before leaving for an extended winter vacation, ask your landlord what temperature they advise maintaining in your absence. You don’t want to return home from a trip to find your place flooded from frozen pipes while you are gone.
Report Drafts or Heating Issues
If you feel consistent cold drafts or have concerns about the heating system, promptly notify your landlord. Don’t simply layer on more sweatshirts and bear through a unit that fails to remain sufficiently warm as there are areas that you feel are regularly drafty likely indicating openings where cold exterior air is entering and dropping temperatures around pipes.
Similarly, report any potential issues with the performance of your radiators or heating units. Routine maintenance helps ensure they continue operating properly at capacities needed to maintain safe temperatures that prevent frozen pipes.
Notify Landlord of Lengthy Absences
Rental owners are responsible for regularly inspecting pipes and avoiding bursts during cold months. Make sure to inform your landlord anytime you plan to be away from the rental for more than a couple of days during the winter months. A heads-up allows them to keep an eye on the unit and ensure temperatures are being maintained at safe levels in your absence.
The last thing you want is to leave for two weeks only to have your pipes freeze early on the trip because no one was monitoring the thermostat setting.
Protect Exposed Pipes
If there are any exposed water pipes in your basement, storage areas, etc., be careful not to inadvertently disturb any insulation wrapping. Contact your landlord before doing anything that could impact protected plumbing. Remember, exposed pipes are most vulnerable, so don’t jeopardize their insulated safety. Discuss your maintenance schedule with an experienced property manager in Northern Virginia to minimize further damage.
Final Words
As a landlord, work together with your tenants to prevent issues with frozen pipes. Then, you will be able to stay out of trouble during the colder months of the year. This will also ensure tenant satisfaction while saving you a lot of money.
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