Winter can bring with it issues and problems that many landlords don’t face in the summer.  We hope to shed some light on areas that property owners should be aware of moving into winter.  If you can prepare for these before they arise, you will be a step ahead of the game.

 

Inspect each property regularly to address any maintenance issues that require attention, rather than waiting to do this in between tenancies.  If you have a professional property manager, hopefully you would have received regular inspection reports identifying any maintenance issues.  Often landlords who wait until properties become vacant are those likely to experience far greater vacancies between tenancies, as the process grinds to a halt as they wait for quotes and tradesmen.

 

Many property managers will agree that some properties look better in the summer months when the sun is shining, the smell of the cut green grass is appealing and most properties show little sign of moisture or dampness. Winter months require addressing specific issues that may not matter so much in the summer months. Below are some important areas to consider:

 

Trees and Garden

Tenants don’t want to be spending all their spare time gardening so a low maintenance garden is beneficial and can make your property very appealing.

 

·       All trees and hedges should be trimmed back as much as possible, improving sunlight on the property and through windows (less dampness), and stopping leaves from gathering.

·       If tenants park on the grass over winter, it can turn into a mud bath.  Consider laying gravel if this is a permanent carpark or restricting access to grass parking over the winter months.

·       Gutters need to be cleaned at the end of autumn as they can get blocked by leaves and can cause water to leak behind the guttering and into the house.

·       Weed matting and laying bark on gardens not only ensures that gardens look tidy, but combined with the above maintenance, the entire property will appear to be low maintenance, which is what many tenants look for. 

 

 

Moisture Reduction

Households can produce around 10 to 12 litres of water per day. If this is accompanied with poor insulation and drainage or leaking roofs, the result could be a damp home which is hard to heat.  If dampness is the main concern, the source of the moisture problem needs to be addressed before ventilation and other issues are considered.

 

·       Install extractor fans (ducted to the outside) over the cooktop and in the bathroom.

·       Vent the dryer to the outside in the laundry.

·       Install security locks on windows so they can be left open safely during the day.

·       Ensure that drainage systems are diverting water away from the house.

·       Check the ground under the house is dry – cover with polythene if wet.

·       Check all spouting and downpipes are operating.

 

Excess moisture can also damage your property long-term causing timber to rot, paint to peel and damage to soft furnishings. Nets and curtains can soak up moisture and discolour and mirrors in bathrooms will rust.

Insulation

Winter brings this aspect of a rental property to the front of prospective tenant’s minds.  Many older properties may have poor or sub-standard insulation. When prospective tenants are inspecting properties they will be looking at walls, ceilings, nets, curtains and windows for evidence of mould and moisture which can be a sign of poor insulation.

 

·       Hot water wrap around cylinder – this is to keep your cylinder insulated which will increase its efficiency. 

·       Ceiling insulation is the most crucial to have, as the majority of heat loss is through the ceiling.  This is often the easiest place to install insulation.

·       Subsidies are available from the government for landlords insulating rental properties, and if you have a current tenant who has a Community Services card, then extra subsidies apply.

 

Plumbing and Drainage

·       Drips in overflow pipes, downpipes and spoutings should be checked carefully to ensure that any run off is draining correctly and there are no blockages or flooding.

·       Downpipes should be connected to storm water mains or soak pits where appropriate.

·       Downpipes and spoutings should not be dripping water directly underneath or next to dwellings which can also cause unnecessary moisture in the dwellings.

 

Cleaning your heat source

·       Heatpump cleaning: filters need to be cleaned out yearly at a minimum.  You can vacuum this yourself or get someone in to do a full service, which also includes checking gas levels and making sure that everything is fully operational.

·       Fire cleaning:  those chimneys still left in Canterbury do need to be cleaned as this is a common cause of house fires.  This is a job that is worth getting a professional in to do.

·       Portable gas heaters: be aware that these can cause excess condensation and extra ventilation is required.

 

Any professional property management company will tell you that a property manager’s role is a combination of systematic processes we follow each day or week to ensure that the property or portfolio performs well. We are not only managing day-to-day but also should be planning ahead.  The performance of your property is a direct result of how proactive the landlord is so be prepared and plan for the future.

Tags: Maintenence