Winter 2025 -- How to Winterize Rentals and Vacant Properties

As temperatures begin to drop this winter, it is essential to winterize your real estate investments to prevent costly damage and insurance claims. Whether you manage your own properties or hire a property management company, winterizing should be a priority for your rentals, vacant homes, and commercial buildings.

 What is Winterization?

Winterizing refers to preparing your property’s systems to handle winter weather conditions. In Colorado, for example, the first snowfall often occurs in October, which means landlords, property managers, and homeowners should typically start the winterization process during the first two weeks of October to avoid issues like burst pipes or fallen tree branches after a snowstorm. Proactive planning saves owners and property managers both time and money in the long run. Below are some key steps to winterize your properties:

 Key Steps for Winterizing Properties

 1. Keep the Heat On

 It’s essential to maintain the heat at a minimum temperature of 60°F in rental properties, especially when tenants are away. This will prevent freezing pipes and the expensive repairs that come with them. Be sure to include this requirement in your lease agreements. 

2. Shut Off Outdoor Pipes and Blow Out Sprinkler Systems

Outdoor pipes are particularly vulnerable to freezing in cold weather. Shut them off and have your sprinkler system professionally blown out to prevent damage.

3. Insulate Outdoor Plumbing and Pipes

Use foam pipe insulation to cover outdoor plumbing and pipes. This will help protect them from freezing temperatures, reducing the risk of water damage.

4. Inspect HVAC Systems

Hire a professional to inspect your HVAC system and ensure it's running efficiently. A well-maintained system not only keeps your tenants comfortable but also helps prevent breakdowns during the colder months.

5. Replace Caulking and Sealant

Check windows and doors for gaps and replace caulking or sealant as needed. Proper insulation will keep heating costs down and prevent drafts.

6. Shop for Snow and Ice Removal Services

Before snowstorms hit, it's wise to arrange for snow and ice removal services. This is essential for keeping walkways safe and preventing slip-and-fall accidents, which could lead to liability claims.

7. Trim Tree Branches

Trim any tree branches that are near your property. Snow and ice can weigh them down and cause branches to break, potentially damaging your property or that of your tenants or neighbors.

8. Clean Chimneys

If your property has a wood-burning fireplace, hire a professional chimney sweep to clean and inspect the chimney for any damage or obstructions. A clean chimney ensures safe operation and prevents the risk of a fire.

9. Test Smoke and Carbon Monoxide Detectors

Winter is the time of year when heaters are running, which increases the risk of carbon monoxide buildup. Test all smoke and carbon monoxide detectors in the property to ensure they are working properly. Replace batteries if needed.

10. Inspect Vacant Properties Regularly

For vacant properties, it’s important to do frequent inspections during the winter months. Consider completely turning off the water supply, draining pipes and toilets, and adding non-toxic antifreeze to the toilet bowls to prevent freezing and potential damage.

11. Prepare Vacant Homes for Pests

If your property is vacant, remove all food from the pantry before leaving. This helps deter pests that might otherwise seek out food sources if they manage to get inside.

Why Winterize If You Have Insurance?

While most insurance policies cover damage caused by weather events like snow, ice, and frozen pipes, coverage terms can vary widely. Some policies may cover only the cost of repairs, while others might not cover the surrounding damage caused by the water. Additionally, insurance carriers often require property owners to take specific steps to prevent damage in the first place. Failing to winterize your property may result in a denied claim or higher deductibles.

By taking the proper precautions, you reduce the likelihood of a claim and save yourself from dealing with expensive repairs. If you own multiple properties or are an out-of-state investor, it’s highly recommended to contact a reputable property management company to help manage winterization and ongoing maintenance.

Review Your Insurance Policy

Each insurance policy is different, so it’s important to understand your coverage. Review the details with your insurance agent to clarify any uncertainties, particularly about what’s covered during the winter months. A clear understanding can help you avoid surprises and ensure you’re fully protected.