Winterizing Your Rental Property: A Denver Landlord’s Checklist

A burst pipe is the call most landlords dread. When one floods an occupied unit, a fast water damage pack-out can get belongings out of the wet area so drying can start right away.

Most winter damage is preventable with a few hours of work in the fall. Use this checklist before the first hard freeze.

Protect the Plumbing

Find and Label Every Shut-Off Valve

Know where the main shut-off is at every property, and make sure it opens and closes freely. In most single-family homes, Denver Water says the valve is in the basement or crawl space, on a wall facing the street.

Label it clearly, keep it free of storage, and show tenants where it is. In multi-unit buildings, note any individual unit shut-offs too.

Insulate the Pipes Most Likely to Freeze

Denver Water points to pipes along exterior walls, in unheated basements and in attached garages as the most vulnerable.

Wrap exposed pipes in those spots with foam pipe insulation. Seal gaps where cold air reaches plumbing, such as around crawl space vents or garage walls.

Shut Down Outdoor Water

Disconnect garden hoses, shut off and drain outdoor faucets, and cover them if you can.

If the property has an irrigation system, have it drained or blown out before freezing temperatures arrive.

Keep the Heat On, Especially in Vacant Units

Heat isn’t optional in a Colorado rental. Under state law, a rental can be deemed uninhabitable if it substantially lacks functioning heating facilities maintained in good working order.

Schedule a furnace or boiler service before the season starts. Replace filters and confirm every room actually gets warm.

Vacant Units Need Extra Attention

Empty units are where small freezes turn into big losses, because nobody is there to notice.

Denver Water recommends keeping the thermostat set above 65 degrees when a property will be empty for several days. A smart thermostat or a low-cost temperature sensor can alert you if the heat drops.

Check your landlord policy’s vacancy terms too.

The NAIC notes that homeowners policies generally require keeping a minimum temperature or shutting off the water when a home is vacant, and landlord policies can carry similar conditions.

Check Safety Devices Before the Heat Comes On

Colorado law requires carbon monoxide alarms in rental homes with fuel-fired appliances or an attached garage, including when a new tenant moves in.

Before a new tenancy starts, the owner must replace any alarm that’s missing or not working, and provide any batteries the alarm needs at move-in.

While you’re at it:

• Test every fire alarm and replace dead batteries.
• Have chimneys and wood-burning fireplaces inspected before use.
• Make sure furnace vents and exhaust pipes are clear of snow and debris.

Get the Roof, Gutters and Windows Ready

Colorado’s habitability rules also cover the building shell. Waterproofing and weather protection of the roof and exterior walls must be maintained in good working order, including unbroken windows and doors.

Before winter:

• Clean gutters and downspouts so snowmelt can drain away from the foundation.
• Look for missing shingles, damaged flashing and stains on top-floor ceilings.
• Replace worn weatherstripping and fix cracked windows.
• After heavy snow, watch the eaves for ice dams that can push water under shingles.

Talk to Your Tenants Before the First Freeze

Tenants are your early warning system. A short winter letter or email in the fall prevents a lot of damage.

Include:

• Where the main water shut-off is, and how to close it.
• A minimum thermostat setting, even when they travel.
• Open cabinet doors under sinks on the coldest nights so warm air reaches the pipes.
• Let a slow drip run from the faucet farthest from where water enters the building during deep freezes.
• Report leaks or heating problems right away, with a 24/7 contact number.

It’s also a good time to talk about renters insurance. According to the NAIC, a landlord’s insurance doesn’t cover a tenant’s personal property if it’s damaged by fire, theft or other unexpected events.

Have a Plan for When a Pipe Bursts Anyway

Even well-prepared properties get caught by a deep cold snap. Have your emergency list ready before you need it:

• A plumber who answers after hours
• A water mitigation company for drying
• A contents company to remove and protect belongings
• Your agent’s claims line

Speed matters for more than the drywall. The EPA advises drying water-damaged areas and items within 24 to 48 hours to prevent mold growth.

Mold also has legal weight in Colorado. A rental can be deemed uninhabitable if mold associated with dampness, left unremedied, would materially interfere with a tenant’s health or safety.

The Bottom Line

Winterizing a rental is mostly simple work: insulate, inspect, test, and communicate. Done in the fall, it saves emergency calls, insurance headaches and unhappy tenants in January.

Start with the plumbing and the heat, check the safety devices, and make sure your tenants know exactly what to do when something goes wrong.