Managing Cold Weather and Winter in Rental Properties
As Storm Bert took hold on parts of the UK, there are still a number of National Severe Weather Warnings in place for snow and ice. It is therefore important to think ahead and prepare how the weather will impact landlords and tenants. The Met Office is working with the Cabinet Office and their Weather Ready partners to help prepare for and cope with severe weather.
As temperatures drop, rental properties face unique challenges that, if left unaddressed, can lead to significant damage, costly repairs, and tenant dissatisfaction. Landlords have legal obligations under Sections 11–16 of the Landlord and Tenant Act 1985 to ensure that their properties are kept in a safe and habitable condition.
1. Maintain a Consistent Temperature
Frozen pipes are a common winter issue, often caused when temperatures inside a property fall too low. Under Section 11 of the Landlord and Tenant Act 1985, Landlords are responsible for maintaining the property’s heating and hot water systems. To minimise risks:
Set a Minimum Temperature: Landlords should ensure that the thermostat is set to maintain a minimum temperature of 12–15°C. For vacant properties, this helps prevent freezing pipes, which could result in expensive repairs and water damage.
Encourage Tenant Cooperation: Tenants should be advised to avoid switching off heating entirely when leaving the property for short periods. Instead, they should maintain low-level heating to ensure the internal temperature does not fall below freezing.
2. Insulate Pipes and Water Tanks
Uninsulated pipes are highly vulnerable to freezing and bursting. Burst pipes can result in significant property damage, and repairs often fall under the Landlord's responsibility as per Section 11.
Pipe Lagging: Use foam lagging to insulate all exposed pipes, particularly those in unheated spaces such as lofts, garages, and basements.
Water Tank Insulation: Fit water tanks with insulation jackets to reduce heat loss and minimise the risk of freezing.
Stopcock Location: Ensure tenants know the location of the stopcock to turn off the water supply quickly in case of emergencies.
3. Check and Optimise Radiator Performance
Efficient heating is crucial for maintaining a warm and safe property during winter. Radiators that are not functioning effectively can create cold spots, increasing the risk of freezing pipes and putting strain on the boiler. As part of their obligations under Section 11 of the Landlord and Tenant Act 1985, Landlords should ensure that the heating system is in good working order before the cold weather sets in.
Professional Inspection: Schedule a pre-winter inspection by a qualified heating engineer to assess the radiators and heating system. This includes checking for trapped air, blockages, or any other issues that could hinder radiator performance.
Balancing the System: Ensure the heating system is balanced to distribute heat evenly throughout the property. Balancing prevents cold spots and ensures all rooms receive adequate warmth, reducing the risk of frozen pipes.
Tenant Guidance: Encourage tenants to monitor radiator performance and report any issues, such as uneven heating or strange noises, promptly. Providing a simple guide or professional support for common issues, such as bleeding radiators, can empower tenants to address minor problems while maintaining efficiency.
By ensuring radiators function optimally, Landlords can protect their properties from winter-related issues while maintaining a comfortable living environment for tenants.
4. Ensure Boiler Maintenance
Heating and hot water are classified as essential services under Section 11, making boiler maintenance a top priority.
Annual Boiler Service: Arrange for a Gas Safe registered engineer to service the boiler before winter begins. This ensures the system operates safely and efficiently.
Smart Thermostats: Consider installing smart thermostats to give tenants better control over heating and improve energy efficiency. These devices can prevent excessive energy use while maintaining a comfortable temperature.
5. Encourage Ventilation
While heating is critical, poor ventilation can lead to condensation and mould, which are health hazards and could result in breaches of the Landlord’s legal obligations.
Ventilation Advice: Encourage tenants to open windows occasionally, especially in bathrooms and kitchens, to allow moist air to escape.
Extractor Fans: Install or maintain extractor fans to reduce humidity in high-moisture areas, ensuring they are operational and effective.
6. Protect External Areas
External hazards, such as icy paths, can pose risks to tenants and visitors. Although Landlords are not typically responsible for personal injuries on rental property paths, maintaining a safe environment is good practice.
Grit and Salt: Provide grit or salt for tenants to use on slippery driveways, steps, and pathways.
Clear Gutters: Blocked gutters can overflow and cause water damage to the property. Regularly clear gutters and downpipes to prevent ice build-up.
7. Plan for Vacant Properties
Vacant properties are particularly vulnerable during winter, as there are no tenants to monitor for issues like leaks or freezing pipes.
Inspection Schedule: Arrange regular inspections of unoccupied properties to identify and address issues early.
System Draining: Consider shutting off the water supply and draining the system if the property will remain unoccupied for an extended period. This prevents water from freezing in the pipes.
Tenant Notification: Tenants should inform Landlords if they plan to leave the property empty for an extended period, as per the terms of most tenancy agreements. This allows Landlords to take preventative measures to protect the property.
8. Emergency Measures
Despite the best precautions, emergencies can still occur. Having a response plan ensures issues are dealt with swiftly and efficiently.
Emergency Contacts: Provide tenants with clear instructions on who to contact in the event of a heating or plumbing emergency.
Insurance Coverage: Confirm that the property insurance policy covers winter-related damage, such as frozen pipes or water leaks, and advise tenants to hold contents insurance for their belongings.
9. Communicate with Tenants
Effective communication fosters a cooperative relationship between Landlords and tenants, ensuring both parties work together to manage the property during winter.
Pre-Winter Letters: Send tenants a checklist of recommended steps to prepare for winter, including keeping heating on low, ventilating regularly, and reporting issues promptly.
Reporting Issues: Remind tenants of their obligation to report maintenance issues, such as boiler malfunctions or water leaks, as soon as they arise.
10. Inspect Before Winter
Pre-winter inspections allow Landlords to identify and address potential problems, ensuring compliance with Section 11 and reducing the likelihood of emergency repairs.
Key Areas to Inspect:
Loft and wall insulation.
Window and door seals for draughts.
Roof for damaged or missing tiles.
Gutters and downpipes for blockages.
Proactive Repairs: Address any identified issues promptly to avoid escalation during colder months.
Landlord Obligations and Legal Considerations
Under Sections 11–16 of the Landlord and Tenant Act 1985, Landlords must:
Maintain the property structure and exterior.
Ensure the heating and hot water systems are operational.
Keep installations for water, gas, and electricity in good working order.
Failing to meet these obligations can result in legal action, fines, or compensation claims. By taking a proactive approach to winter maintenance, Landlords not only fulfil their legal responsibilities but also protect their investment and provide a safe, habitable environment for tenants.