While some regions of the United States have already received their first snows and freezes, it’s never too late to start prepping your properties for winter risks. In this two-part series, we’ll look at the most common winter perils and how to mitigate damage. Here, in part 1, we address ways to protect tenant-occupied properties.  

Read part 2, for ways to protect vacant properties.

Summary

Winterize your tenant-occupied rental property to prevent costly damage and liability. 

Key steps: 

  • Security: Lock doors/windows, use light timers, and have mail picked up. 
  • Frozen Pipes: Insulate pipes, check HVAC, remind tenants to open cabinets, drip faucets, and keep heat above 55°F. 
  • Fire Safety: Maintain smoke/CO alarms, provide extinguishers, install StoveTop FireStop. 
  • Heating Safety: Service HVAC, change furnace filters, allow only safe space heaters, inspect chimneys. 
  • Liability: Repair walkways, define snow removal and parking rules, and require tenants to report hazards. 

Protect your investment and keep tenants safe this winter. 

Infographic showing a landlord winter checklist with tips to prevent frozen pipes, avoid break-ins and theft, reduce fire hazards, and avoid liability risks in rental properties.

Theft & Security

The threat of theft is higher with unoccupied properties than occupied ones. However, that doesn’t mean you shouldn’t prepare your tenants. During the holiday season, burglaries are on the rise. Thieves see an opportune chance to break in when people are visiting family out of town. Plus, more gifts and cash are lying around during this time for them to easily steal.  

Prevent Holiday Theft in Rental Properties

Protect your tenants and property from burglary during the winter and holiday season. Share these security tips: 

  • Lock All Entry Points 
    • Ensure all exterior doors and windows are locked. 
    • Add extra security by placing a wooden dowel in sliding doors and windows to prevent forced entry. 
  • Keep Interiors Private 
    • Close blinds and curtains so burglars cannot see inside or determine if the property is vacant. 
  • Use Light Timers 
    • Set timers on interior lights to turn on during evening hours, creating the appearance of occupancy. 
  • Manage Mail and Yard 
    • Ask tenants to have a trusted neighbor collect mail and maintain lawn care when they are away. 

Tip

For more tips how to winterize your rental property, check out our comprehensive landlord winter maintenance checklist to keep your rentals safe and compliant. 

Water Damage

NREIG has seen frozen pipes become one of the most frequent winter claims for investment properties. Aside from damaging a tenant’s belongings, a pipe burst can ruin sheetrock, trim, and flooring and often leads to mold growth if the damaged areas are not quickly dried out. Following these steps can help you avoid costly water remediation. 

Prevent Frozen Pipes in Rental Properties

  • Insulate Pipes 
    • Focus on pipes along exterior walls. 
    • Don’t forget water lines leading to garage sinks and outdoor hoses. 
    • Use hose bib covers to protect outdoor spigots. 
  • Check the Heat 
    • Insulation slows heat loss but does not create heat. 
    • Ensure your HVAC system works properly and heats the entire house adequately. 
    • If you haven’t had an annual HVAC check-up, schedule it before technicians get busy. 
  • Remind Tenants To: 
    • Open cabinet doors under sinks to let warm air circulate. 
    • Leave faucets dripping slowly to keep water moving and reduce freezing risk. 
    • Keep heat above 55°F. 

FAQ: What happens if pipes burst?

First, shut off the main water supply and unplug any electrical devices near the affected area. Open faucets to drain the system, then document all damage with photos and videos for your insurance claim. Remove standing water and begin drying immediately to prevent mold and call a licensed plumber for professional repairs. Note: Check your coverage, as not all insurance policies cover water damage.

Fire Damage

According to NREIG claim data, heating and cooking fires are among the most common and costliest winter losses to investment properties. Fires often lead to serious damages and injuries, making rental fire safety a top priority for landlords. For this reason, fire prevention is essential to protect both your property and your tenants. 

Cooking Fires

According to the National Fire Protection Association, more cooking fires occur on Thanksgiving than on any other day of the year. Following close behind are Christmas Eve and Christmas Day. 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. 

How to Prevent Cooking Fires

  • Regular Inspections 
    • Check for unreported maintenance issues. 
    • Ensure tenants do not create fire hazards (e.g., clutter near heat sources). 
  • Smoke & Carbon Monoxide (CO) Alarms 
    • Verify alarms are working and not disabled. 
      • Smoke Alarms: Change batteries twice a year and replace units every 10 years. 
      • CO Alarms: Essential for safety. CO is odorless, colorless, tasteless (“silent killer”). 
  • Fire Extinguishers 
    • Place in common areas like hallways, living room, kitchen, basement, garage. 
    • Follow manufacturer maintenance guidelines. 
    • Ensure tenants know how to use them. 
  • StoveTop FireStop 
    • Install above stovetop burners. 
    • Automatically deploys fire suppression powder during a stovetop fire and emits a loud “pop” to alert the cook. 

Heating Fires

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.  

Fire Safety Tips for Landlords

  • Maintain Adequate Heat 
    • Ensure rentals meet local minimum temperature requirements for habitability. 
  • HVAC Maintenance 
    • Inspect HVAC systems before each heating season and schedule professional service if needed. 
  • Furnace Filters 
    • Change filters monthly. 
    • Clarify responsibility (tenant or landlord). 
  • Ban Oven Heating 
    • Include in the lease: No heating with ovens. 
    • Educate tenants on the dangers of carbon monoxide poisoning and fire risk. 
  • Space Heater Rules 
    • Allow only newer models with tip-over safety shutoffs. 
    • Keep 3 feet of clearance around heaters. 
    • Never place near blankets, drapes, and other flammable items 
    • Never leave it unattended. 
  • Chimney Safety 
    • Inspect chimney annually before use. 
    • If not inspected, do not use the fireplace. 
    • Use a screen and maintain 3-foot clearance from rugs and flammable items. 

FAQ: Which is safer: electric vs gas heating?

Both electric and gas heating have safety considerations. Electric heating (like baseboards or space heaters) eliminates the risk of carbon monoxide but can pose a fire hazard if heaters are placed near flammable items or left unattended. Gas heating is generally efficient but carries the risk of carbon monoxide leaks and requires proper ventilation and annual inspections.

Liability Issues

With the potential of increased foot traffic during the holidays, it is crucial that you eliminate any potential slip-and-fall hazards that can lead to expensive lawsuits. NREIG recommends clear lease terms for snow removal and regular property inspections to reduce liability. 

Winter Liability Checklist for Rentals

  • Inspect Walkways, Driveways, and Stairs
    • Ensure all surfaces are in good repair: 
      • No uneven pavement 
      • No loose or missing handrails 
  • Snow & Ice Removal Responsibilities 
    • Clearly specify in the lease who is responsible for clearing walkways and driveways. 
    • If handled by a property manager, verify completion. 
    • If tenant responsibility, educate on importance for safety and liability. 
  • Guest Parking Rules 
    • Define guest parking areas in the lease, which improves safety and avoids fines 
  • Hazard Reporting 
    • Instruct tenants to report hazardous conditions immediately, including: 
      • Electrical hazards: 
        • Wires protruding from walls or ceilings 
        • Missing outlet or switch plates 
        • Flickering lights 
      • Structural hazards: 
        • Broken stairs 
        • Loose or missing handrails 
        • Broken windows 
        • Exposed nails 
      • Plumbing hazards: 
        • Leaky pipes 
      • Health hazards: 
        • Mold or mildew 

FAQ: How can landlords reduce liability during the winter?

To protect your investment and reduce liability this winter, focus on three essentials: inspect trees to prevent storm damage, assign snow and ice removal responsibilities to avoid slip-and-fall claims, and practice safe heating by maintaining HVAC systems and testing smoke and CO detectors. For more detailed tips, read, Holiday Safety Tips for Landlords.

Want to make sure your investment property is fully protected this winter? Contact NREIG for tailored insurance solutions designed for real estate investors.