The Met office have warned that December will be a very cold start to the winter.
We advise that if you have an empty property, or a tenant in occupation, there are a few simple measures to prevent frozen and burst pipes which could lead to thousands of pounds in damages to your property.
Why do burst pipes occur?
If the house gets too cold, the water in your pipes can freeze overnight and then burst in the day when it warms back up. When the pipes warm up again, this could cause flooding and water damage to your home. The pipes that are most susceptible to freeze are of course the pipes that have the most exposure to the cold such as taps in gardens, garages and sheds etc.
How do I know if my pipes are frozen?
Simple, water runs very slowly, if at all, from the tap. If this is the case, try and identify where the pipe is likely to be frozen, this is usually where the pipe is exposed to the most cold. To warm up the pipe, you can use a hair dryer, heat lamp or electrical heat pad. You must remember to keep the taps open as running water will help to thaw out the ice quicker.
DO NOT use a flame device such as a gas burner to warm up the pipes. If the ice is heated to quickly, there is a danger it could explode.
How can I prevent frozen pipes?
- If you have an outdoor water supply such as a tap in the garden, hopefully you will have a stop valve on the inside of the property. If you do, open up the tap on the outside, close the valve on the inside and drain the pipe making sure that there is no water remaining in the pipe.
- If you have a garden sprinkler system, ensure that the system is completely drained and insulate any pipes that may be prone to damage with pipe insulation available from most DIY stores.
- Make sure that even if the property is vacant, the heating is set to not go lower than around 12 degrees Celsius. It is tempting to turn the heating right down when the property is vacant to save on gas and electricity bills however, the cost involved from burst pipes is a lot higher.
- If you do experience flooding, keep an eye out for black mould which can often be more damaging to the property than the flooding itself.
If you have a property that is tenanted, be sure to write to your tenants explaining the dangers of frozen pipes and what precautions they should take to prevent such damage. We have a standard letter that you can use, to access it, please leave a comment below and we will email the letter directly to you on the email address you provide.
You might also be interested in our Tenancy Agreements and Legal Property Management Documents
36 Responses
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Thanks for the letter!
Hi there, please could you send me the winter letter, i have a property that i let out to tenants. thankx, jo
Can you email me the tenant letter - ta Paul
hello, I would like a copy of the letter to send to my tenants - not sure if they are aware of their responsibilities. Thank you. Sandra W
thanks for the letter
What a good idea thanks.
If there was no letter and tenants let the property cool down, who’s responsibility is it?
Hi Nichola, thanks for the post.
Under Section 11 of the Landlord and Tenant Act 1985, it is the Landlord’s responsibility to maintain the installations for the supply of services such as heating, plumbing, sanitation, electricity, gas and water as well as maintain the external construction of the property such as external pipes, brickwork etc.
In this case, we would suggest that it will ultimately be the Landlord’s responsibility to ensure that the pipes are well protected during the colder months and should also ensure that at the start of the tenancy there is:
If the tenant neglects these clauses then the Landlord would have a strong case to claim damages.
Our tenants were away from our property for almost a week over the new year period. An exceptionally cold time. During that time they timed the heating to come on for only two and a half hours a day.
They did not turn the water off to cover for this spell and subsequently a burst pipe has caused considerable damage. Ironically we only found the leak ourselves when we hand delivered a letter to them requesting they leave the heating on for a few hours each day and turn off the water before they left for a trip of three weeks saw water gushing from the loft.
They had four days to clear their belongings before leaving for holiday but they now say this has not been long enough for the amount of possessions, and have brought in specialist packers for items in the loft which has meant two removals companies involved and therefore we think they are going to take legal action against us relating to the delay to their holiday and other expenses.
Where do we stand? We have told them that they can leave their car and our garage is stacked full of their property on site until it is convenient for them to move it but the insurance co insisted the property be emptied.
Jan, there are 2 points here:
1) In “letting law” the Landlord always has a ‘duty of care’ to their tenants - this would include keeping the supply of water and heating in good repair and in working order.
The question that you must answer is, “Did I do all that is reasonable, and in the interest of my duty of care to the tenant, to ensure that the supply to the pipes / tank in the loft were in proper order and sufficiently protected from frost damage?”
For example, if you knew that the tank was old and the pipes were not insulated and you failed to act on it, then the answer would probably be - no. In that case, the Judge may see it that you failed in your obligations as a Landlord. If the answer is yes, then the Judge may view the case differently.
2) The Tenant also has a duty to act in a ‘tenant-like-manner’. In the case of Warren v Keen, 1953 - Lord Denning stated:
Each case is looked upon differently and should your case be brought to the courts, then I would advise you seek legal assistance - and check the small print of your insurance policy.
Thanks for the info., could you mail me a copy of the letter please.
No probs, on its way!
Thanks for the helpful info. Please send me a copy of the Tenanst Letter.
good article. please may I have a copy of this letter? thanks
You’re welcome, letter on its way!
Thanks of sharing beautiful article. Please send me a copy of thie letter.
Thanks, on its way over!
Have narrowly averted a disaster of the “flood” type so would appreciate a copy of the appropriate letter !
Please send a copy of the letter - thanks!!
Thanks for the letter
hi. i’d be very keen to see a copy of this letter please - we have a flat that we rent and last year we had a few pipe issues over christmas. many thanks!
Thanks for the article & the insightful answers to people’s questions.
Could I please have a copy of the letter? Thanks!
Letters are on their way - dont forget we do a pack of property management documents containing 38 letters that are very helpful when managing your own property - go to property management letters.
I would be grateful for a copy of the letter. Many thanks.
i might go crazy if i don’t get a good letter to deal with my tenants, that is my comment
Thank You
My property ’s pipes burst last week because the tenant was not home during the cold day. Should I write something into the agreement to tell tenant that they are responsible for it?
this is really helpful. Please email me the letter. thx
i’d be grateful for a copy of the letter please. Thanks
I would appreciate a copy of the letter for my tenant please.
Kind Regards
Thanks for the post. I ran across this site as I was trying to google. We have tenants who have notified us that the pipes frozen and they are afraid the pipes are going to bust. They have been letting the water drip to keep the pipes from freezing. Our contract simply states, if there is a water leak or excessive water bill due to their negligence, or failing to contact us, it is their responsbility to fix the issue. I am furious that they have taken the necessary measures to keep their pipes from freezing. Are we responsible for the repairs?
this was helpful. please send a copy of the letter. Thanks
Experiencing the coldest weather in N Ireland for 50 years so I would appreciate a copy of the letter for my tenants.
My tennants did not tell me they had no water from last night. I have another property in the building which I checked last night and the pipes have frozen - seemingly for the whole building with the current sub zero temp. I contacted my other tennants today at which point they said they had no water since last night. I arranged a plumber to come out tonight through the property factor and he has said that nothing can be done now that the pipes have frozen and we will have to wait. Tennants are now saying they are moving out for good in one week as they can’t live without water. This was after I offered showers at my place and bottles of water to use in the flat. Where do I as the landlord stand with this?
thank you for the advice
2 years ago , i had a tenant who went out for the day without turning on the heating in sub zero temperatures. Consequently, the pipe burst in the loft causing over £5000 worth of damage… this took over 4 month to repair and dry out… if you are a landlord, i urge you to check your insurance carefully for cover in this situation (especially the excess for burst pipes), check lagging around pipes is the best you can buy etc… don’t let this happen to you… it is one of the worst things i have had to deal with as a landlord…
PS. please could i have a copy of your letter.. thanks
My landlord is trying to say that the fact a pipe froze in my flat and burst is my fault. there is no central heating in the flat to have been left on and i was only gone for 3 days. how liable am i with this damage?
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