As the colder weather approaches, taking proactive steps now can prevent major issues (and expensive emergency call-outs) over the winter months. Communication with your tenants is key to shared responsibility in managing the property during this period.
Here is your essential winter guidance checklist, covering maintenance, heating systems, and communication with tenants.
Property Maintenance & Exterior Checks
Complete these tasks before the severe frost hits:
- Gutters and Drains: Check and clear all gutters, downpipes, and surface drains of leaves, moss, and debris. Blockages are the leading cause of internal damp and exterior damage during heavy rain.
- Roof and Chimneys: Visually inspect the roof for loose, cracked, or missing tiles/slates. If there are chimney stacks, check flashings and render integrity.
- Exterior Vents: Ensure all extractor fan vents and air bricks are clear and unobstructed to maintain proper ventilation and prevent condensation build-up inside.
- Seals and Gaps: Check window and door seals for wear. Re-apply sealant where necessary to prevent cold draughts and water ingress, which also helps reduce tenant energy bills.
- Gardens and Trees: If you maintain the grounds, cut back any overhanging branches that could pose a risk in high winds or damage the property. Secure any loose garden furniture or sheds.
Heating System and Boiler Management
This is your most critical check for tenant safety and comfort.
- Annual Gas Safety Certificate (CP12): Ensure your Gas Safety Certificate is current and the annual inspection is booked/completed. Provide a copy to the tenant within 28 days.
- Boiler Service: Ideally, have the boiler professionally serviced now. A serviced boiler runs more efficiently (saving energy) and is less likely to break down in mid-winter.
- Bleed Radiators: Advise tenants (or perform yourself) to bleed radiators to release trapped air. This ensures the central heating system works efficiently and heats all rooms evenly.
- Set the Thermostat: Explain to the tenant the minimum temperature that should be maintained to protect the property (see template letter below).
Protecting Against Burst Pipes (The Freeze Risk)
A burst pipe is costly, disruptive, and can lead to immediate uninhabitability.
- Insulation (Lagging): Check that all exposed external pipework and water tanks (e.g., in the loft) are adequately lagged with insulation.
- Stopcock Location: Confirm the tenant knows the exact location of the main water stopcock and how to turn it off in an emergency.
- Vacant Properties: For properties that are vacant over winter, you must either:
- Drain the system completely, OR
- Set the boiler on the “frost protection” mode (usually around 5°C to 10°C).
Template Letter to Tenants: Heating and Condensation
Sending a clear, helpful letter reminds tenants of their responsibilities under the tenancy agreement and helps manage property health, especially against damp and mould.
Here’s a free template for EMPO members that you can use to send to your tenants.