Winter is one of the riskiest times of the year to leave rental properties vacant. From frozen pipes to squatters, homes without occupants are more vulnerable than ever once the snow starts to fall. DenCO Property Management (DenCO) recommends the following safety and money-saving steps:
Security Measures: Vacant properties are targets for trespassing and theft. The first security measure is installing sturdy locks on doors and windows to prevent unauthorized access. Set interior and exterior lights on timers to give the appearance that someone is home. If the owners have the budget, installing security systems with signage in the front yard saying “Alarm System in Use” adds another layer of deterrence by signaling to potential bad guys that the rentals are actively protected and occupied.
Preventive Landscapes: While landscaping and gardens enhance the curb appeal of rentals, they can also create opportunities for intruders if not maintained. Also, overgrown trees, dense shrubs, and piles of debris give properties the appearance that no one is home. Regularly trimming foliage and keeping outdoor areas neat gives properties a lived-in look and minimizes hiding places, significantly lowering the risk of trespassing and forced entry.
Check For Leaks: While installing door and window locks, property managers should take the opportunity to check for air leaks around doors and windows. Cold air makes heating systems work harder than they need to. Replacing torn weather stripping or caulking around frames helps prevent heat from escaping and cold air from entering. These small steps reduce heating expenses.
Electrical Fire Hazards: Faulty electrical appliances are a common cause of fires. Property managers should ensure vacant homes are free of these hazards. Even a small fire can cause significant damage to rental properties, leading to costly repairs and prolonged vacancy. Check for frayed wires, damaged outlets, broken light fixtures, and faulty appliances to reduce the chance of sparking. Any damaged items should be replaced or repaired. Do not forget to replace all light bulbs with energy-saving ones.
Landscape Maintenance: Regular upkeep gives an appearance of occupancy. Mow lawns, weed gardens, rake leaves, remove debris, and shovel walks when it snows. For extended vacancies, DenCO will drive-bye or visit vacant rentals several times per month.
Frozen Pipes: One of the biggest threats to vacant homes in winter is frozen pipes. As water freezes and expands, it can rupture the pipes and cause extensive flooding, leading to costly repairs and significant damage to carpets, hardwood floors, and walls. DenCO inspects all furnaces to ensure they are operational. We set the thermostats high enough to prevent interior pipes from freezing. During polar plunges, we open kitchen and bathroom cabinet doors to ensure warm air circulates around the plumbing.
Snow Removal: Shoveling snow off sidewalks and driveways ensures the properties look occupied, which deters trespassers. Shoveling protects property owners from liability if someone slips on untreated ice.
Winterize Irrigation Systems: Denver’s sudden cold snaps can freeze lawn irrigation systems full of water. The ice breaks the intake pipes, sending water gushing out into the yards. If left on, water eventually seeps into basements, causing water damage. Be sure to blow out and shut off sprinkler systems for the season, removing all residual water that could freeze and crack the lines. Wrap exterior hose bibs with insulated covers to protect them from freezing temperatures. Another safety precaution is removing water hoses from outdoor faucets. Ice can snake up a hose into interiors and break pipes.
Visual Deterrents: No trespassing signs establish boundaries and provide legal grounds for enforcement. Property managers should notify neighbors that the rental property next door is unoccupied and ask them to report any unusual activity.
Insurance and Legal Protection: We recommend that owners notify their insurance company when it becomes vacant, as some policies require special endorsements for unoccupied homes to cover risks such as vandalism, theft, and water damage.
The Best Solution: Get It Rented
The best way to protect a property in winter is to rent it. Once rented, managers transfer many of the property management duties discussed above to tenants. Although rental rates in the winter months may run slightly lower than in peak season, the risks of leaving a property vacant far outweigh the potential short-term loss. DenCO sometimes offers longer leases so the renewal falls in spring or summer, avoiding another winter vacancy. Shifting your rental property to a cycle to re-rent in the late spring through early fall is advantageous for many reasons.
Owners who are considering putting their rentals under professional management should call DenCO. We have been in business since 1999 and manage 175 rentals in the DU, Washington Park, and other Denver neighborhoods. Please call 303-722-9688 or fill out this form.
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