Know the risks winter brings to investment properties...
Many regions of the U.S. have already received their first snows and freezes, but you can still protect your investment properties against the coming cold. In our two part blog post series, we’ll look at four winter perils that can cause damage to your investment properties.
In Part 1, we tackle ways to protect occupied properties and next week, we will look at vacant properties and renovation projects.
Let’s get started!
One of the most frequent winter losses we see at investment properties are burst pipes. The amount of catastrophic damage a water leak can do in just minutes is actually terrifying. Aside from damaging a tenant’s belongings (for which they may hold investors responsible), a pipe burst can ruin sheetrock, trim, or flooring, and often leads to mold growth if the damaged areas are not quickly dried out. Though it may take a bit of effort, the steps to preventing a burst pipe are simple and can help to avoid an emergency maintenance call followed by an expensive water remediation bill.
Investors should insulate pipes, especially those on exterior walls. They should not forget water lines that lead to a garage sink or that run to a hose on the outside of the house. Hose bibb covers can also help prevent outdoor spigots from freezing.
Also, remember insulation does not generate heat. You should make sure the HVAC system is in good working order and heats the whole house adequately. If you haven’t done an annual check-up of the HVAC system yet, one should be scheduled before the HVAC companies get hit with people panicking last minute and their schedule fills up!
Don't be shy about asking tenants to be mindful of preventing a freeze. Before a cold snap, should remind tenants to:
Open cabinet doors below sinks to allow warmer air to circulate through those areas.
Leave faucets on a slow drip. Allowing water to continuously flow through the pipes may help prevent it from freezing.
Keep the heat above 55 degrees. Some may be tempted to save on a heating bill by turning the thermostat down, but then may also bring the property back up to temperature using space heaters or may even use the oven as a heating source. Both can be dangerous ways to heat a home. We will discuss that more later.
Next to water losses, fires are among the costliest losses we see to investment properties. In the process of burning the property, fires often lead to serious injuries or in some cases, death of the occupants as well. For this reason, fire prevention is of the utmost importance.
Though fires can start in a variety of ways, two types of fires are top of the list when it comes to winter. What are they and how can they be prevented?
More cooking fires occur on Thanksgiving than any other day of the year. Following close behind are Christmas Eve and Christmas Day. (National Fire Protection Association) Entertaining guests can take a cook’s attention away from the large meal they are preparing which is most often how a cooking fire occurs – distraction that leaves food unattended on the stove top. Grease fires can also happen if a pan gets too hot in a cook’s absence. How to avoid a cooking fire?
Regular inspections – these give you an opportunity to make sure there aren’t any maintenance items that your tenant hasn’t already reported. It also helps to ensure the tenant isn’t creating a fire hazard with the way they keep the property.
Smoke and CO alarms – maintaining working smoke alarms are typically part of the fire code, and often a requirement of the investor’s insurance policy. At regular inspections, you should make sure tenants haven’t disabled these and that they are in working order. They should change batteries at least twice a year and replace the alarms themselves every 10 years. Working smoke alarms cut home fire deaths in half (NFPA). Carbon monoxide alarms are also important for keeping tenants safe. CO is odorless, colorless and tasteless, which is why they call it the “silent killer.”
Fire Extinguishers – along with alarms, you should make sure they have extinguishers in all common areas, such as hallways, the living room, kitchen, basement, and garage. You should follow the manufacturer’s instructions for maintenance and make sure tenants know how to use them. Extinguishers can keep a small fire from becoming a larger, more dangerous and destructive one.
StoveTop FireStop – this inexpensive fire suppression product can help put out a stove top fire before the cook has time to grab a lid or standard extinguisher. Should a fire occur, StoveTop FireStop is positioned right above the burners and ready to deploy fire suppression powder right onto the flames automatically. There is also a loud “pop” when the container opens which can alert the distracted cook to return to the kitchen and turn off the stove.
Many fires we see in occupied properties are related to tenants using space heaters or other alternative heating methods to stay warm in their homes. To reduce this temptation:
Your rentals should be heated appropriately – Some jurisdictions require that a home be kept to a certain temperature for housing to be considered “habitable.”
Investors must stay on top of regular maintenance – HVAC systems should be inspected before the heater is used each season. If it hasn’t been done already, you should do it now.
You should change furnace filters monthly – Who is responsible for changing them? If it is the tenant, you should make sure they are staying on top of this responsibility. It can impact the air quality, but more importantly, can create a fire hazard.
Ban using ovens to heat the house – You should specify in their lease that heating the house with the oven is not allowed and educate tenants on the dangers of doing so, like the risk of CO poisoning.
Regulate the use of space heaters – If space heaters are allowed, they should be newer with a safety feature that turns the heater off if it is tipped over. You must instruct tenants to keep 3 feet of clear space around the heater. They should also be kept far away from blankets, drapes, anything that can burn and should never be left unattended.
Maintain chimneys – Your chimney should be inspected before use each year. If you haven't had it inspected already, you should instruct tenants to push the pause button on using it until this is done. Creosote and soot buildup can be an extreme fire hazard. The fireplace should also have a screen in place and a 3-foot perimeter kept clear of items that can burn (rugs, etc.)
With the potential of increased foot traffic during the holidays, it is crucial that you eliminate any potential slip-and-fall hazards. Neither you or tenant will be pleased if Granny Ruth ends up with a broken hip because she had no railing to help her up the three front steps to the rental. Though you should always keep up with maintenance items like these to avoid injuries year-round, the risk this time of year can increase substantially which could mean the potential for multiple lawsuits with your name on them.
To avoid a liability issue this winter, you should:
Make sure all walkways, driveways and stairs are in good repair – no uneven surfaces, no loose handrails.
Specify in the lease who is responsible for clearing walks and driveways in inclement weather. If this is the property manager’s job, you should check to make sure that it is actually getting done. If this task falls to the tenant, you should be sure the tenant understands the importance of keeping up with this simple item.
Specify in the lease where guests are to park. It will keep guests safer and could help to avoid potential fines as the property owner.
The tenant should contact you if they discover any hazardous conditions:
Wires protruding from walls or ceiling – electric shock or fire hazard
Missing light switch/outlet plates – electric shock hazard
Broken stairs/loose or missing handrails – injury hazard
Leaky pipes – water damage to property and possessions
Broken windows – safety hazard
Exposed nails – injury hazard
Flickering lights – electric shock or fire hazard
Mold/mildew – health hazard
Did you just move a tenant out of your rental? Did the tenant leave on good terms or was it through an eviction? Either way, your property will need protection in between the prior renter and the next one. Vacant properties can invite theft, vandalism, drug activity or trespassing. Help isn’t needed to imagine all the destruction that can happen in your absence.
What can you do to keep your property secure during the winter?
You can help your tenant make a graceful exit through Cash-for-Keys. If things go south this winter (yep, that’s a pun), Cash-for-Keys may help the renter get to their next living situation more quickly and lessen any potential animosity they could have had toward you. Cash-for-Keys may also be cheaper than paying an attorney for an eviction.
You should closely monitor the property during and after move-out. If it has been a rough go with renter, you may need to monitor the property during the actual move-out. Depending upon the situation, you may even want to have the local sheriff present to assist. For renters who have had a smooth tenancy, you may only need to do a final walk-through, but being present to view the property one last time together can ensure that all keys are returned and the door is locked safely behind them.
Monitoring the property more closely during its vacancy is important. An evicted renter may be tempted to come back and damage the property once their belongings are out. If you are fortunate to not have that concern, there may be others in the neighborhood looking for a place to find shelter or hide illegal drug activity. You should make sure they or your property manager drive by on a regular basis, keep the mailbox clear and keep the yard tidy. Getting the neighbors involved as a second or third pair of eyes can also be extremely helpful. If it will be a long duration between renters, you may need to board up the property, but even then make sure the condition of the property sends a message that it is being looked after. Lastly, you should layer their security with good lighting, door and window reinforcement and an alarm.
Stay Tuned! We will take a look at vacant and renovations in progress properties next week.
All the best,