Winter Property Care: Frozen Pipes, Mould and Damp 

Winter often brings property challenges, from frozen pipes to issues with condensation. For letting agents, understanding how to prevent mould and damp, along with addressing tenant and landlord responsibilities, is essential for avoiding disputes and maintaining property standards.

Frozen Pipes: A Common Winter Issue

When temperatures plummet, water inside pipes can freeze, expand and cause pipes to crack or burst. This often results in flooding, extensive damage, and costly repairs. For the tenant, it can ruin possessions and potentially leave them without heating or hot water and force them out of their home. 

Prevention Tips:

• Provide a simple guide for your tenants on how to prevent damage from frozen pipes. Most tenancies advise tenants to take ‘reasonable precautions’ to prevent freezing but don’t explain how or why.
• Encourage your tenants to keep the heating on at a minimum temperature of 13°C during winter, even when away for short periods, to prevent pipes freezing and ask them to turn off the water at the stopcock if they’re away for extended periods.
• Advise your landlords to insulate exposed pipes and water storage tanks and have the boiler serviced regularly (in addition to the standard basic Gas Safety Check)
• If possible, carry out a winter inspection/maintenance visit and to check exposed pipes and look for dripping taps. You can drain outdoor taps and identify any air leaks indoors allowing cold air to enter where pipes are located e.g. around electrical wiring, dryer vents and pipes

Keeping heating at min 13°C saves pipes from bursting during frosts

Condensation and Mould: Causes and Responsibilities

During colder months, many tenants keep windows closed to conserve heat, which can lead to condensation and mould. Unlike rising damp, which comes through walls and is a landlord’s responsibility to fix, condensation mould often results from lifestyle factors (like hanging the laundry to dry inside the property etc). It is important to understand the difference:

Condensation mould:

Forms when warm, moist air meets cold surfaces, such as windows or walls. It is preventable with proper ventilation. It is the tenant’s responsibility to monitor this. 

Structural damp:

Caused by structural issues like leaking gutters, faulty roofs or insufficient damp-proofing. This requires immediate landlord intervention.

Mould and Damp Prevention Tips: 

• Provide your tenants with a guide to help them distinguish structural damp from condensation and address it effectively. 

• Encourage your tenants to ventilate the apartment daily. By opening windows or using trickle vents. 

• Ask tenants to avoid drying clothes indoors without proper ventilation. 

• Emphasise the importance of using the extractor fans in kitchens and bathrooms. 

• Recommend that landlords ensure the properties have functioning extractor fans and adequate insulation. 

• Include clear terms in tenancy agreements about tenant responsibilities for everyday ventilation and landlord obligations to resolve structural damp problems. 

• If the property does not have adequate ventilation, consider speaking to your landlord about providing a dehumidifier.

Case Study: Frozen Pipes and Tenant Responsibilities

This case study, sourced from the NRLA website, highlights the importance of communication and preparation during winter: 

What Happened?

A tenant left their property unoccupied over Christmas for an extended period of three weeks. A frozen pipe During this time, a pipe froze and burst, causing significant damage to the flooring, carpet, and washing machine. Repairs cost £569, which was claimed from the tenant’s deposit. 

The Tenant’s Explanation:

The tenant argued that the damage was due to the weather and that they hadn’t been informed about turning off the water supply.  

The Agent’s Response:

The agent provided dated emails and a letter advising the tenant to shut off the stopcock and leave the heating on low. Instructions were clear and timely. 

The Decision:

The adjudicator found the tenant at fault for not following advice to shut off the water and leave the heating on low. Clear communication and documented advice from the letting agent were key factors in resolving this dispute. 

Proactive Steps for Letting Agents

Conduct winter property inspections to identify potential issues. 

Provide tenants with seasonal maintenance guides, that include:  

• How to recognise damp and mould and how to deal with it 

• how to locate and use the stopcock in an emergency 

• contact numbers for maintenance and repair services 

• the importance of keeping the heating on during freezing weather 

• Advise landlords on preventative measures and their obligations. 

• Ensure tenancy agreements clearly outline responsibilities for heating, ventilation and reporting issues. 

By taking proactive steps, letting agents can minimise winter property problems, reduce tenant-landlord disputes and maintain property standards. Educating all parties about their responsibilities ensures smoother operations, protects investments and fosters good relationships between all parties.

Who is Responsible? 

Winter property issues often involve shared responsibilities: 

• Frozen Pipes: Landlords should ensure pipes are insulated, while tenants must maintain heating and notify agents of extended absences. 

• Condensation and Mould: Tenants are responsible for ventilation, while landlords must address structural damp and provide proper facilities for moisture management. 

Letting agents act as intermediaries, ensuring both parties understand their roles and documenting all advice and actions.

This article is intended as a guide only and does not constitute legal advice. If in doubt seek professional legal advice.

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