Winter can be a silent drag on returns. The fix is a clear plan that keeps systems working, residents safe, and cash flow predictable. Here is how professional managers prepare assets before the first hard freeze.

HVAC & Utility Systems

Furnace Servicing

Schedule annual inspections to clean burners, replace filters, and test thermostats. Heating system failures are the #1 winter maintenance expense.

Filters & Thermostats

Ensure residents know when to replace filters and confirm thermostats are set to heat mode before the first freeze.

Heat Tape & Pipes

In vulnerable units or crawl spaces, install or inspect heat tape on exposed water lines. Check insulation around pipes in exterior walls and attics.

Plumbing & Freeze Protection

Outdoor Spigots

Shut off and drain exterior hose bibs and irrigation lines. Remove hoses to prevent freeze bursts.

Interior Access

In vacant units, maintain heat at a minimum of 55°F. Open cabinet doors under sinks to allow warm air circulation.

Main Shut-Offs

Ensure every tenant knows the water shut-off location in case of emergencies.

Roof, Gutters & Drainage

Roof Inspection

Check for missing shingles, flashing issues, and soft spots that can lead to leaks or ice dams.

Gutters & Downspouts

Clean thoroughly to prevent water backup and ice build-up. Extend downspouts at least 4–6 feet from the foundation.

Drainage Review

Confirm grading directs runoff away from structures — especially in duplexes and townhome courtyards.

Exterior Maintenance

Walkways & Entries

Stock ice melt, sand, and shovels for multifamily and commercial assets. Ensure lighting is adequate and timers adjusted for earlier sunsets.

Snow Removal Contracts

Verify vendor agreements are current, pricing is locked in, and liability coverage is active.

Fencing, Decks & Railings

Tighten or repair before snow load hits.

Landscaping & Irrigation

Winterize Sprinklers

Blow out irrigation systems before the first hard freeze.

Tree & Shrub Care

Trim limbs away from roofs, power lines, and structures to reduce storm damage risk.

Mulch Beds

Add mulch to insulate roots and minimize soil erosion.

Property Access & Safety

Lighting & Security

Replace burnt bulbs, test motion sensors, and confirm exterior cameras are functioning.

Handrails & Stairs

Inspect for stability and traction — critical for liability protection.

Emergency Contacts

Post or share updated 24/7 maintenance contact info with tenants.

Vacancy & Asset Protection

Winterization of Vacant Units

Drain toilets and tanks, pour antifreeze into drains, and shut off water at the main valve.

Weekly Checks

Have property managers or maintenance staff inspect vacant units weekly for temperature, leaks, or vandalism.

Insurance Review

Confirm vacant property coverage and liability protection during off-season.

Financial & Operational Planning

CapEx Budgeting

Allocate funds for potential winter damage repairs (roofs, water leaks, HVAC failures).

Utility Efficiency

Install programmable thermostats or smart leak sensors in common areas or mechanical rooms.

Lease Renewals

Review leases expiring in Q1 and plan renewal incentives early to prevent turnover in the slow winter months.

Tenant Communication

Send “Winter Maintenance Reminder” letters or emails with guidance on preventing frozen pipes, maintaining heat, and handling snow removal.

Reinforce 24/7 emergency contact procedures and expectations for tenant responsibilities under the lease (e.g., clearing individual walkways, keeping heat on during absences).