Ask any letting agent when the phone starts ringing with winter maintenance problems and they will probably give you the same answer: the first cold snap.
Boilers that limped through summer suddenly give up when the temperature drops, pipes are put under pressure and every landlord seems to need the same handful of tradespeople at once.
October is the ideal time to get your rental property winter-ready, before demand rises and small problems have the chance to become expensive ones.
Here is what landlords should be checking now.
Why does October beat December?
It comes down to availability, cost and preparation.
Tradespeople are more likely to have space in their diaries now than they will by late November or December. A planned maintenance visit is also likely to be less disruptive than dealing with an urgent problem in the middle of winter.
Getting ahead can save money, but it also matters to your tenants. A warm, dry and well-maintained home in January starts with a little preparation in October.
What should be on your winter landlord checklist?
1. Book the boiler service and check your gas safety dates
Check when the property’s annual gas safety check is due. Landlords must arrange a gas safety check every 12 months by a Gas Safe registered engineer and provide tenants with a copy of the gas safety record.
If yours is due in the middle of winter, planning ahead can help you avoid a last-minute scramble.
It is also worth arranging a boiler service to identify potential problems before the heating is working at full capacity.
2. Test the heating
Ask your tenant to run the heating and let you know if they notice anything unusual.
Radiators that are cold at the top may need bleeding, while unusual noises, pressure changes or rooms that are not heating properly could point to an issue worth investigating before temperatures fall further.
3. Clear gutters and downpipes
Once most of the leaves have fallen, check that gutters and downpipes are clear.
Blockages can prevent rainwater from draining properly, increasing the risk of leaks, damp and damage to the property during periods of heavy winter rain.
4. Check the roof
You do not necessarily need to climb onto it. A visual inspection from ground level may reveal obvious slipped or missing tiles or other signs of damage.
It is far better to investigate a potential issue while conditions are manageable than after wind and rain have found their way inside.
5. Check windows and doors
Inspect seals and draught-proofing around external windows and doors and address any obvious problems with failed double glazing.
Reducing draughts can help keep the property warmer and make the heating system work more efficiently.
6. Protect pipes and outside taps
Exposed pipework should be properly insulated before freezing temperatures arrive.
Outside taps may also need isolating or draining ahead of the first frost. A small amount of preventative work now could help avoid the disruption and expense of a burst pipe later.
7. Test smoke and carbon monoxide alarms
Make sure the required smoke and carbon monoxide alarms are present and working.
It is also sensible to encourage tenants to test alarms regularly and report any problems immediately.
8. Talk to your tenant about winter
A quick conversation can make a significant difference.
Encourage tenants to maintain appropriate background heating during particularly cold periods, ventilate the property after showering or cooking, and report signs of damp, leaks or heating problems as soon as they notice them.
Early reporting gives everyone a better chance of resolving a small issue before it becomes a bigger one.
9. Make repair reporting clear
Your tenants should know exactly how to report a repair and what to do if something urgent happens outside normal working hours.
Nobody wants to be searching through old emails for the right telephone number at 9pm on a freezing Friday night.
What can winter cost if you do not prepare?
There are two costs to consider: money and tenant goodwill.
Emergency and out-of-hours repairs can be more expensive than planned maintenance, particularly when tradespeople are dealing with high demand. A leak or burst pipe can also cause significantly more damage if there is a delay before somebody can attend.
Then there is the tenant experience.
Keeping a rental property winter-ready is not simply about dealing with maintenance obligations. A warm, safe and well-maintained home contributes to a positive tenancy and can help landlords build a better long-term relationship with good tenants.
Which jobs can wait until spring?
Not everything needs to be tackled in October. Knowing what can wait is part of managing maintenance costs effectively.
Cosmetic decorating, non-essential garden projects and other improvements that will not affect the safety or condition of the property may be better suited to spring.
A useful test is simple: does the job help stop water, cold or danger getting in, or prevent heat from getting out?
If the answer is yes, consider dealing with it now. If not, add it to the spring maintenance list.
What is the tenant’s part?
Tenants can be an invaluable early warning system, so make it easy for them to report concerns and encourage them to do so.
A tenant who tells you about an unusual boiler noise today may help you identify a problem before the heating stops working altogether.
If the property is going to be empty during a period of cold weather, make sure there is a plan for keeping it appropriately heated and protected against frozen pipes.
What if something does go wrong?
Even the best preparation cannot prevent every winter maintenance problem.
If something does happen, respond promptly, keep your tenant informed and maintain clear records of what was reported, when it was reported and what action was taken.
Many winter property problems are easier to manage when they are caught early.
And if you would rather have somebody else coordinate maintenance, repairs and communication with tenants, that is exactly where a good managing agent can help.
If you would like to know more about how we manage rental properties and help landlords stay winter-ready, get in touch with our team.
Frequently asked questions
How often does a rental property need a gas safety check?
Landlords must arrange a gas safety check every 12 months, carried out by a Gas Safe registered engineer. Tenants must also be provided with a copy of the gas safety record.
Planning ahead can make this much easier if your renewal date falls during the busiest part of winter.
Is a boiler service a legal requirement for landlords?
A boiler service and a landlord gas safety check are not the same thing. Landlords have legal responsibilities around gas safety, including arranging the required annual gas safety check.
Regular boiler servicing can also help maintain the system, identify potential problems and may be required under the manufacturer’s warranty.
Who is responsible if pipes freeze, the landlord or tenant?
Landlords have legal repairing obligations relating to the structure of the property and installations for water and heating. Tenants also have responsibilities to look after the property in a reasonable way and should report problems promptly.
The exact responsibility for damage can depend on the circumstances, so prevention and clear communication are important for both parties.
If you know a landlord who would find this checklist useful, please share it with them.
Why we are proud to be an Ethical Agent
We belong to the Ethical Agent Network (EAN), a national group of independent agents who have passed an independent assessment covering honesty, service and community care.
Membership is earned rather than bought. When you see the EAN logo, it means the agent has chosen to be held to the network’s standards and accountable for the service they provide.
If you would like to know more about the Ethical Agent Network, please get in touch or visit their website.
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