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 burst frozen pipes, may become a reality.
Broken pipes can become a huge financial burden that could have been avoided if both the tenant and the landlord had taken a few simple precautions to protect the property during the winter. Damages can and often do run into the thousands. These expenses can be for things like plumbing repairs, collapsed roofs, sodden carpets, damaged appliances, and alternate housing arrangements for tenants.
The landlord could avoid the risk of pipe breaks and flooding by ensuring that all pipes are properly insulated. In addition to preventing heat loss, lining hot water pipes and tanks can prevent pipes from freezing. Don’t forget to check that the overflow pipes are connected correctly and not clogged. Blockages can lead to large buildups that can cause pipe ruptures. If the tenant wishes to leave the property vacant for a period of time, they are expected to keep the heat on low. This can be a cause for financial concern for a tenant. If he has done everything he can to make the property as energy efficient as possible, the tenant may be more inclined to follow these instructions, as the heat will remain in the property.
Improvements you can think of would include better insulation. This will keep the property warm and dry, most importantly keeping tenant bills low 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 roof. Insulation must be installed on the cavity wall and floor to keep heat in. Draft proof of ownership is also great. This can be done by making sure that all the gaps between the skirting boards and the floorboards are filled and that the windows are double glazed.
Once the landlord has done everything possible to ensure that the property is winter-proofed, it is essential to remind tenants of the necessary precautions that must be taken to protect the property from the results of freezing. Tenants can be pointed out that these precautions could save them from potential 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 a major flood. During the vacation period, many renters will want to leave 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 prudent to ask them to observe some simple precautions. For most properties you will need:
Keep central heating on a low or normal setting to maintain a temperature between 55/60 degrees F and leave the roof space hatch open; PRAYED
Shut off the water supply and turn off and drain any central heating boilers and associated pipes. To do this, you’ll need to make sure tenants know how to turn off the water supply at the main tap. They would then have to open all the taps, 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 assert that it was the tenant’s inactions that caused the pipes to rupture, the landlord must be able to fully demonstrate that it has taken all reasonable steps to ensure that the tenant was aware of his responsibilities and was instructed how to do it. reasonably carry out the required precautions. For example, the tenant should have been shown where the water tap is located and how to turn it off. Receive manuals detailing how the heating system works so they can control the temperature. It would also be prudent for the lease to contain a clause that requires the tenant to ensure that the heating remains on in the property during cold weather or if the property is left vacant to avoid burst pipes. The tenant would have a duty to use reasonable care to protect the property from damage. It would also be sensible to give the tenant notices telling him what to do if he leaves the property vacant. You may want to send the notice several weeks before the winter months and again at the start of the coldest period. The notice may also be sent in more than one format, such as one copy by postal mail and one copy by email. This will make it more difficult for the tenant to claim the non-receipt should a situation arise.
The landlord would also need to have proof of the condition of the property prior to any damage being done. Preferably this should be in the form of a professional inventory and condition schedule, including clear photographs. The inventory and condition schedule must be signed and dated by the tenant as evidence that the tenant agrees that the inventory is 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 tenant 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 filed or a dispute arises over the cost of damage sustained, you should keep all invoices for work done to repair the property. It would be wise to get more than one quote for any repair. If items need to be replaced again, similar quotes should be provided.
