Winterizing Your Rental: A Minnesota Owner's Checklist

Minnesota winters are hard on rental homes. A frozen pipe, a failed furnace or an icy sidewalk can turn into an emergency repair, an unhappy tenant or a liability claim in a single night. The good news is that most winter problems are preventable with a little work in October and November. Here is the checklist we use for the homes we manage across the Twin Cities.

1. Service the heating system

• Have the furnace or boiler inspected and cleaned by a licensed HVAC technician before the first cold snap.
• Replace the furnace filter, and tell tenants how often to change it (most filters last 1 to 3 months).
• Check that the thermostat works and that vents and returns aren't blocked by furniture.
• Minneapolis and St. Paul housing codes set minimum indoor temperatures for rentals during the heating season, so a heating failure is treated as urgent. Check your city's code for the exact standard.

2. Protect pipes from freezing

• Disconnect garden hoses and shut off and drain outdoor spigots, unless they are frost-free.
• Insulate exposed pipes in garages, crawl spaces, basements and exterior walls.
• Show tenants where the main water shutoff is, so they can stop a leak fast.
• For vacant homes, keep the heat on (most owners keep it at 55 degrees or higher) and have someone check the property regularly.

3. Test smoke and carbon monoxide alarms

Minnesota requires a working carbon monoxide alarm within 10 feet of every sleeping room, and winter is when CO risk is highest because furnaces and fireplaces run constantly. Test every smoke and CO alarm, replace batteries, and replace any alarm past its expiration date.

4. Settle snow and ice responsibility in writing

Snow removal causes more owner and tenant disputes than almost anything else in Minnesota. Decide now who shovels the walks, clears the driveway and salts the steps, and put it in the lease. Many cities give property owners a short window after a snowfall to clear public sidewalks, and the owner is usually the one fined if it isn't done. For multi-unit buildings, the owner should handle snow removal. For more detail, read our guide to maintenance and lawn and snow responsibilities.

5. Check the outside of the home

• Clean gutters and downspouts so melting snow drains away from the foundation.
• Look for loose shingles, damaged flashing and gaps around windows and doors, and seal drafts with caulk or weatherstripping.
• Trim branches that could fall on the roof, power lines or driveway under heavy snow.
• Make sure exterior lights work, since it's dark early and icy walkways are a safety risk.

6. Plan for winter emergencies

Tenants should know exactly who to call when the heat goes out at 2 a.m. Give them an emergency number, and decide in advance which repairs can be approved without waiting for the owner. At Fuze, tenants can reach our 24/7 emergency maintenance line, and we can act on emergency or required repairs up to $750 without waiting for owner approval, so a frozen pipe or failed furnace gets fixed that night.

7. Review insurance and the lease

• Confirm your landlord insurance policy covers freeze damage and that your liability coverage is adequate.
• Recommend, or require, renter's insurance so tenants' belongings are covered.
• Remind tenants of their winter responsibilities, such as keeping the heat on and reporting leaks right away.

Winterizing checklist at a glance

• Furnace serviced and filter replaced
• Outdoor spigots shut off and drained, hoses disconnected
• Exposed pipes insulated, shutoff valve location shared with tenants
• Smoke and CO alarms tested
• Snow and ice responsibilities in the lease
• Gutters cleaned, drafts sealed, branches trimmed
• Emergency contact and repair approval plan in place
• Insurance reviewed