Temperatures in the Portland metro area will be below freezing this weekend, and properties in Idaho are already experiencing temperatures in the teens and twenties. Many of our properties in Northern California will be starting to see freezing temperatures in the next week and our friends tucked away in the Sierra Nevadas are forecasting temperatures as low as 9 degrees Fahrenheit next week.
That’s pretty cold.
Even our southernmost property, who is busy enjoying temperatures in the low 80’s this weekend will be seeing their low’s dip into the thirties at night.
Besides being a little envious of the balmy November temperatures in Perris, I suppose you’re all wondering why any of this matters.
As most of us are aware, freezing temperatures wreak havoc on plumbing systems. One of the unique properties of water is that it is one of the rare substances that actually expands as it freezes. This means the pipes that supply water to each of the fixtures in our buildings are at risk of becoming cold enough that the water inside will freeze. When this happens, the pressure of the water expanding inside the pipe can have enough strength to actually burst it open.
When the temperature warms up a bit, the frozen water thaws, causing water to gush out of the burst part of the pipe. As much as we try to prevent this, it happens every year at one or more of our properties, but fortunately, there are things each of us can do to help prevent this.
Make sure all of your foundation vents are covered. Some have little flaps that you can close, others need to be covered with styrofoam inserts. Both the prefabricated inserts and sheets of styrofoam can be purchased at Home Depot.
Install styrofoam covers over your hose bibbs. These are also available at your local Home Depot, and are an inexpensive way to help insure against frozen pipes. It’s recommended to install these on every hose bibb, even those that are frost free.
Deliver “Freeze Warning” notices to each of your residents. Many of you have this in a door hanger form, but if not, you can print it out in your TenantTech program. It is form number C085, and I am also attaching a copy in this email. Delivering this form to your residents will help educate them, which in turn, will help reduce the chance of frozen pipes.
Turn up the heat in vacant units, not too high, but not below 55 degrees. Open up the cabinets under the kitchen and bath sinks. If the temperatures gets below freezing, leaving both the hot and cold water running at a trickle can help keep the pipes from freezing.
Make sure your pool pump is circulating 24 hours per day. When water is circulating in the system, it greatly reduces the chances of the water freezing. During the coldest weather, turning on your pool heater to it’s lowest setting will also keep the pipes from freezing.
Pipes that run along exterior walls are most vulnerable, but remember, often pipes run in the attic and under the building, too.
Remember, we never use ice melt products. Have a supply of sand or small pea gravel to spread on walkways when it i snows or gets icy.
If a resident reports an issue with the heat in their unit, it is a priority during cold weather. Make sure to address any report of a heater not working on a same day basis. It’s also a good idea to have a small quantity of radiant heaters, available at The Home Depot, to put in a unit that has a heating problem that cannot be fixed immediately.
Make sure your on call maintenance is mindful of the potential of this type of situation, and if you do suffer a frozen pipe, act immediately. A burst pipe can put forth water at an alarming rate, so be prepared to handle the emergency. Make sure your site has extra plumbing parts on hand, and keep the number for a plumber nearby, in case one is needed.
Please make sure to have all hose bibbs covers installed, freeze warnings delivered, vacant units prepared, and foundation vents covered by the end of the day tomorrow. This will help prevent any emergencies that may arise from freezing temperatures.
Thank you, and please contact Scott Busch (sbusch@cresapts.com) if you have any questions.