Winter in Latham, Albany, Troy and Schenectady is hard on buildings. Most of the expensive winter calls we get, like a burst pipe, a furnace that quits on the coldest night or an ice dam leaking into a bedroom, trace back to something that could have been caught in October or November. This is the checklist we work through for the properties we look after. Use it on your own buildings, or hand it to us.
1. Heat: service it before you need it
- Have a licensed technician clean and inspect the furnace or boiler and check the safety controls. Book early, because HVAC schedules fill up after the first cold snap.
- Change furnace filters every one to three months through the season, and more often in units with pets.
- Bleed radiators and confirm that every room actually heats.
- Know your local rules. Capital Region cities set minimum heat requirements for rental units during the heating season, so check your city's code and make sure every tenant knows who to call when the heat goes out.
2. Pipes: the most expensive thing to ignore
- Insulate pipes in basements, crawl spaces, garages and along exterior walls.
- Shut off and drain outdoor spigots and disconnect hoses. Frost-free sillcocks or insulated covers help on older buildings.
- Show every tenant where the main water shutoff is. A tenant who can shut off the water in two minutes turns a disaster into a repair.
- Vacant units need extra care. Keep the heat on, open cabinet doors under sinks on exterior walls during deep cold, and check the unit regularly. Many insurance policies require heat to be maintained in a vacant building, so read yours.
3. Roof, gutters and ice dams
- Clean gutters and downspouts once the leaves are down, and make sure downspouts carry water away from the foundation.
- Look over the roof for missing or damaged shingles, lifted flashing and cracked boots around vent pipes. A small repair in November costs far less than drywall and ceiling work in February.
- Ice dams form when heat escapes into the attic and melts snow that refreezes at the eaves. Better attic insulation and ventilation are the long-term fix. Raking snow off the lower edge of the roof after big storms helps in the meantime.
- Trim tree limbs that hang over the roof. Heavy snow and ice bring them down.
4. Snow and ice: decide who does what, in writing
- Most municipalities in the Capital Region require sidewalks to be cleared within a set time after a storm. Know the rule where your property sits.
- Spell out snow and ice duties in the lease: who shovels walks and steps, who clears parking areas and who salts.
- Line up a plow contractor for lots and driveways before the first storm, and keep salt or ice melt on site.
- Check exterior lighting on walkways, stairs and parking areas. Short days mean tenants come and go in the dark.
5. Smoke and carbon monoxide alarms
- Test every smoke and CO alarm, and replace any that are past their expiration date.
- New York's Amanda's Law requires carbon monoxide alarms in homes with fuel-burning appliances or an attached garage, and that includes rentals.
- Battery-only smoke alarms sold in New York must use a sealed, non-removable 10-year battery, so swap out older units as they fail.
- Clear lint from dryer vents and keep storage away from the furnace and water heater.
6. Windows, doors and drafts
- Seal gaps around windows and doors, and replace worn weatherstripping and door sweeps.
- Make sure storm windows and storm doors close and latch.
- Drafty units mean higher heating bills and more complaints, whoever pays for the heat.
7. Tell your tenants the plan
Send every tenant a short winter note. Include how to report a heat or water problem, the after-hours number, where the water shutoff is, the snow plan for the property, and a reminder to keep the heat on if they travel over the holidays.
The short version
- Furnace or boiler serviced and filters changed
- Pipes insulated, outdoor spigots shut off and drained
- Gutters cleaned and roof checked
- Snow plan and plow contractor set
- Smoke and CO alarms tested
- Windows and doors sealed
- Tenants told who to call
Want this handled for your property?
Breedlove Property Management maintains residential and commercial properties across Latham and the Capital Region, including seasonal checks like these. Tell us about your building and we'll set up a walkthrough.