Winterization

A vacant unit is the worst type of unit to have as a landlord, it is even worse when that vacancy happens during periods of cold weather. Our experience has proven that the only way to properly prevent significant damage during period of vacancy in cold weather is a professional winterization. There are a number of reasons why this is important, here are a few:

• The property is not being used and the pipes will freeze more rapidly
• Water that is trapped in the p-traps will still be present, potentially freezing and bursting pipes
• Many hot water heaters are located outside the thermal envelope of the home and freeze  without use or in a power failure
• The cost of a winterization is FAR less than most deductibles on insurance policies
• Your insurance provider may contractually deny coverage should they discover that you failed to take proper precautions to prevent damage

We are pleased to offer a professional winterization service for your investment's protection. Below is some information on this service:

• Who performs the service?

  • We only use third party maintenance providers that are fully insured. As with all of our vendors, we ONLY use providers that carry general liability AND worker's compensation insurance. Even though some providers are not required to carry worker's compensation insurance, that does not relieve the owner of the property from liability should a worker become injured on the job. It is not worth the risk!
• When is the service performed?
  • We contract to have this service performed as necessary based on the weather forecast and status of the unit.
• What is included in the service?
  • Our agreement with the maintenance provider includes the following:
    • Water heater
      • Electric- turn off power, tape breakers off, drain
      • Gas- turn off gas, drain
    • Toilets
      • Vacuum bowls and tanks of water
      • Tape to prevent use
    • Open all indoor faucets
    • Blow out all feed water lines in spigots and faucets
    • Open all outside faucets
    • Turn off water at meter or pump
    • Set thermostat to 55 degrees
    • Place environmentally friendly anti-freeze in p-traps
    • Apply winterization notices
    • Reversal of process
• What happens when a new tenant is going to move in?
  • Depending on the weather, the unit is de-winterized either a few days prior to a new tenant move-in. In the event of severe cold, the unit is de-winterized the same day the new tenant moves in, helping reduce the chance of damage.
• Does the power have to be on?
  • Yes! If the vendor arrives to perform this service and the power is not on, they will make every effort to perform the steps. THERE WILL BE NO WARRANTY IF THE POWER IS NOT ON. Please ensure that you have made arrangements to have the power on.
• What is the cost of the service?
  • Costs are determined each season and typically are well below the local average pricing due to our volume discounts with preferred vendors.

Below are some useful links to read more about recommendations on winterization:

Winterization Tips From Travelers Insurance

Steps to Winterize a Home from Home Depot