The winter months can be a worrying time for homeowners. As the temperature begins to drop, thoughts of weather-related flood damage to rental properties, particularly caused by bursting frozen pipes, may become reality.
Broken pipes can become a huge financial burden that could have been avoided if both tenant and landlord had taken a few simple precautions to winterize the property. Damages can and often do run into the thousands. These expenses can be for things like plumbing repairs, collapsed ceilings, soaked carpets, damaged appliances, and alternative housing arrangements for tenants.
The landlord could avoid the risk of pipe breakage and flooding by making sure all pipes are properly insulated. In addition to preventing heat loss, lining hot water pipes and tanks can prevent pipes from freezing. Do not forget to check that the overflow pipes are connected correctly and not clogged. Blockages can lead to large buildups that can cause pipes to burst. If the tenant wants to leave the property unoccupied for a period of time, they are expected to keep the heat down. This can be a cause of financial concern for a tenant. If he has gone to great lengths to make the property as energy efficient as possible, the tenant may be more inclined to follow these instructions, as the heat will stay in the property.
Improvements you can think of would include better insulation. This will keep the property warm and dry, most importantly keeping bills low for the tenant and making the property more attractive to rent in the future. Ideally lofts should be insulated to a minimum depth of 270mm to prevent heat loss through the ceiling. Insulation should be installed on the wall and floor of the cavity to keep the heat inside. The draft proof of the property is also excellent. This can be done by making sure all gaps between baseboards and floorboards are filled and windows are double glazed.
Once the landlord has gone to great lengths to ensure the property is winter-proofed, it is essential to remind tenants of the necessary precautions to take to protect the property from the results of freezing. Tenants can be pointed out that these precautions could save them from potentially costly damage. In a recent case, where proper precautions were not taken, there was over £20,000 of resulting damage to a property where pipes froze and then burst, causing major flooding. During the vacation period, many tenants will want to go away and visit family and friends. If tenants intend to be away from the property for more than 24 hours during the winter period (December to April), it would be wise to ask them to observe a few simple precautions. For most properties you will need:
Keep the central heating on a low or normal setting to maintain a temperature between 55/60 degrees F and leave the ceiling void hatch open; PRAYED
Shut off the water supply and turn off and drain any central heating boiler and associated piping. To do this, you’ll need to make sure the tenants know how to turn off the water supply at the main faucet. They would then have to open all the faucets, hot and cold, to drain the water from the storage tank on the roof and the pipes. Circulating water central heating systems will also need to be drained (and refilled on return before restarting).
Should the worst happen and property damage is caused, the question of who will be responsible for the cost of the repair will be paramount. If the landlord tries to claim that it was the tenants’ inactions that caused the pipes to rupture, he must be able to demonstrate in a comprehensive manner that he has taken all reasonable steps to ensure that the tenant was aware of his responsibilities and had been instructed how to do it. reasonably carry out the required precautions. For example, the tenant should have been shown where the water stopcock is and how to turn it off. Receive manuals detailing how the heating system works so they can control the temperature. It would also be wise for the lease to contain a clause requiring the tenant to ensure that the heat remains on in the property during cold weather or if the property is left unoccupied to prevent burst pipes. The tenant would have a duty to use reasonable care to protect the property from damage. It would also be wise to give the tenant notices telling him what to do if he leaves the property vacant. It may be convenient to send the notice several weeks before the winter months and again at the beginning of the coldest period. The notice may also be sent in more than one format, such as one copy by mail and another by email. This will make it more difficult for the tenant to claim the missing receipt should a situation arise.
The landlord would also need to have proof of the condition of the property before any damage was caused. Preferably this should be in the form of a professional inventory and conditions schedule, including clear photographs. The inventory and condition schedule must be signed and dated by the tenant as proof that the tenant agrees that the inventory records a true reflection of the condition of the property and its contents.
An additional precaution could be taken in the form of homeowners insurance. Hopefully this would cover the cost of damage in the event of a claim. While you cannot force a renter to purchase insurance, it would be wise to suggest that they consider this option to protect themselves in the event of a claim.
If a claim is made or a dispute arises over the cost of damage sustained, you must keep all receipts for work done to repair the property. It would be helpful to get more than one quote for any repair. If items need to be replaced again, similar quotes should be provided.
