When you think about winterizing multifamily rentals, you probably think about the kinds of upgrades and repairs that prevent storm damage. While winter storms are the most visible cause of damage to properties, issues like ice buildup, thawing, and freezing can cause major problems; in fact, about one in 67 insured homes has a property damage claim caused by water damage or freezing. And don’t forget about the indoor hazards associated with the season: holiday lights, candles, and space heaters, for instance.
If you haven’t started winterizing your apartment buildings, it’s time to get going. And we’re here to help you get ahead of the inevitable impact of the changing seasons. To protect your properties from preventable winter damage—and to safeguard the interests of your residents—we’ve created a checklist you can download at the top of this post with the top steps landlords, property managers, and community managers should be taking each and every year to winterize apartment buildings.
Follow the steps below to protect multifamily buildings from cold weather damage and keep residents safe.
Critical Heating and HVAC Preparation
#1. Have Boilers and Furnaces Inspected and Serviced Now
Preventive maintenance is always cheaper than an emergency service call, as skipping it can lead to catastrophic failures. For example, home heating fires result in an estimated $1.1 billion in direct property damage each year.
And don’t forget, regular cleanings and inspections can pick up hazardous situations, such as carbon monoxide leaks.
Have boilers, furnaces, and HVAC systems cleaned and their filters replaced. Look for parts that need replacing or consider replacing the entire unit, if it’s getting older. If you haven’t already, set up a regular maintenance schedule with your provider so you don’t have to remember to make seasonal appointments.
Pro Tip: In the event that your residents have a heating emergency have a Maintenance Contact Center that they can contact 24/7/365 at the ready.
Protecting Your Building’s Exterior
#2. Clear Autumn Debris out of Your Gutters
Speaking of gutters, get fallen leaves and debris that collected over the fall and summer out now. Clogged gutters will not clear snow melt and rain properly. Water can become trapped and turn to ice, causing an ice dams and dangerous icicles. Rainwater that overflows from gutters and falls near the foundations can find its way into basements, as well.
#3. Check for Pooling and Loose Shingles
Look for places where water collects on flat roofs or roofs with a shallow grade. These are places you’ll want to fill in or find a way to move the water out. Water that collects may eventually find its way inside through tiny cracks. If it freezes, it will expand and could cause cracking or warping.
Loose shingles present another place for water to get in. Find and replace them before the snow and rain starts.
#4. Have Your Trees Trimmed
Snow, ice, and high winds from winter storms can snap limbs and cause entire trees to fall. A quick trim now could prevent dire consequences later.
Focus on these high-risk areas:
- Branches hanging over buildings
- Limbs near driveways and sidewalks
- Trees close to power lines
- Dead or dying trees
#5. Inspect for Cracks
Water that seeps in through small cracks can cause mold and moisture damage. If it freezes, the cracks will expand, allowing more water in and causing more damage over time.
Cold air that seeps in through cracks causes drafts, which jack up energy bills—a significant concern given that nearly half of U.S. renters spent at least 30 percent of their household income on rent and utilities in 2023.
Inspect walls, foundations, masonry, and mortar for cracks and repair them right away.
#6. Install or Inspect Weather Stripping
Replace old weather stripping around doors and windows to reduce drafts even more. Weather stripping at the bottoms of doors will keep out water, snow, and ice, as well, which can ruin flooring.
Plumbing and Pipe Protection
#7. Insulate Your Pipes
Start with the pipes that run through exterior walls or are exposed to the outside elements. If the temperature dips low enough, these are the pipes that will freeze first, and they could burst.
Make sure to check for small cracks or signs of corrosion, especially in older pipes. Those are the weak points where a breach is more likely to happen.
#8. Blow Out Your Sprinklers/Irrigation Systems
Use an air compressor to blow out your irrigation system prior to the first freeze—otherwise, expanding water can crack your pipes or sever connections. If you aren’t sure how to do this, have a professional do the job for you.
Snow and Ice Management
#9. Line Up Service Contracts for Snow Clearing in Advance
If you wait until a storm is imminent—or worse, until the snow has already fallen—your contractors’ other clients will take priority, leaving you and your residents literally stuck. If you haven’t already, now is the time to call your snow-clearing service and get on their radar. And if you don’t have one yet, take some recommendations from your network and line one up.
#10. Create a Strategic Snow-Distribution Plan
For roofs and overhangs, work with a structural engineer or your snow-removal vendor to determine how and where to remove snow that builds up on roofs. This is particularly important for flat roofs, where snow can’t slide off as it melts.
Snow that collects on roofs can add a lot of weight quickly, especially if snow turns to rain, and the fallen snow absorbs that water. Snow that melts and refreezes can cause ice dams that can block gutters and cause pooling and leaks inside walls.
#11. Keep a Supply of De-Icing Chemicals on Hand
Choose the right de-icing agent based on temperature and surface type:
- Rock salt (sodium chloride): Inexpensive but corrosive to concrete, effective above 12°F
- Calcium chloride: More expensive but works down to -20°F, ideal for key areas
- Calcium magnesium acetate (CMA): Apply before storms for easier removal, loses potency below 20°F
Energy Efficiency and Upgrades
#12. Install Insulated Windows
Consider replacing old windows with insulated ones. Ultra-high-efficiency and tripled-paned windows will insulate well both in the winter and the summer. Vinyl frames, meanwhile, are low maintenance and last longer than traditional wooden or metal frames.
For more information on window types, check out Energy.gov.
#13. Consider Installing Energy Star-Rated Appliances and Smart Home Devices
While replacing appliances and adding smart devices isn’t necessarily tied to winterizing apartment buildings, it’s still something to consider as the weather gets colder. Energy-efficient appliances, particularly furnaces and boilers, can save you and your residents money year-round. As the days get shorter, LED lightbulbs can cut down electricity bills.
With smart home devices, residents can set heating and lighting to accommodate their schedule and cut down on unnecessary energy usage. Smart outlets and appliances connected to mobile apps can be turned on and off even when residents aren’t home.
Outside, smart flood lights can be programmed to come on at certain times, reducing accidents as afternoons get darker earlier.
Fire and Safety Systems
#14. Have Chimneys and Flues Professionally Cleaned
As the weather gets colder, your residents may light up their fireplaces more often, which can cause a buildup of creosote in the flue and chimney. This is a significant risk, as a failure to clean equipment is a leading cause of home heating fires, with creosote buildup being a primary concern. Make sure every single fireplace and chimney gets an inspection and a cleaning.
And while you’re at it, talk to residents about fire safety and give them clear guidelines on fireplace use, as well as the proper way to put out a fire.
#15. Inspect Fire Alarms and Talk to Residents about Kitchen Safety
Thanksgiving and Christmas are peak days for residential fires, mostly resulting from cooking. Make your residents aware of common cooking hazards. (For instance, make sure no one is trying to deep-fry a frozen turkey.)
Check smoke alarms to make sure they’re working and up to date. In some states, rental properties are required to have fire extinguishers in the kitchen. Even if your state doesn’t require it, it’s a good idea to provide them, anyway.
#16. Check Carbon Monoxide Detectors
According to Johns Hopkins, carbon monoxide poisonings happen most often in the winter, when windows are closed, and people are more likely to use fuel-burning heat sources.
Educate residents on the hazards of carbon monoxide and how to avoid dangerous buildups in their homes. For example, avoid using space heaters that burn fuel.
Check carbon monoxide detectors to make sure they’re in proper working order.
Resident Safety Education
#17. Provide Residents with Space Heater Usage Guidelines
Educate your residents on the dangers of space heaters, as they are the equipment most often responsible for home heating fires. Give them strict guidelines to follow, such as a minimum 3-foot radius around space heaters that is clear of bedding, Christmas trees, and curtains.
#18. Give Residents a Clear Set of Guidelines on Holiday Lights and Candles
FEMA provides a useful checklist for fire safety during the holidays. Consider passing it on to residents or make one of your own. Bottom line, make sure residents are not leaving candles unattended and encourage the use of battery-operated candles. Ensure they’re not overloading electrical outlets, and that they’re inspecting power cords and strings of lights for frayed or stripped wires.
Rely on Residents to Be Your Eyes and Ears
Recruit residents to catch potential problem areas early in the season. Through their resident portal, encourage them to report pooling water, cracks in walls or masonry, moisture seeping through drywall or ceilings, and condensation on windows (evidence of poor insulation).
You can download the full checklist at the top of this post.
Staying on Top of Winter Property Maintenance
Keeping this winterization checklist in mind as the days grow colder will help you protect your properties and residents from winter woes. A systematic approach not only prevents costly damage but also shows your residents that you are proactive about their safety and comfort. With the right tools, you can manage these tasks efficiently across your entire portfolio.
To learn how Buildium can help you stay on top of maintenance, you can schedule a demo or start a 14-day free trial today.
Frequently Asked Questions About Multifamily Winter Maintenance
What should property managers prioritize when winterizing multifamily buildings?
Prioritize resident safety tasks first: service heating systems, insulate pipes, and check fire and carbon monoxide detectors. Then focus on exterior protection like gutter cleaning and roof inspection.
When should I start winter preparation for my properties?
Start winter preparations before the first freeze/snow to allow time for inspections, services, and repairs.
How much should I budget for winter maintenance and preparation?
Allocate a consistent annual budget for maintenance (including winter costs) appropriate to your properties and market.
What winter maintenance tasks require professional service vs. in-house staff?
Tasks such as servicing boilers, furnaces, and HVAC systems, cleaning chimneys, and trimming large trees near buildings should be handled by licensed professionals. Your in-house team can typically handle tasks like replacing weather stripping, cleaning gutters on low-rise buildings, and distributing de-icing chemicals.
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