Winter in Franklin brings its own set of challenges for rental property owners. While Middle Tennessee doesn't face the harsh winters of northern states, the combination of freezing temperatures, ice storms, and unpredictable weather patterns can still create serious issues for your investment properties.
Understanding your responsibilities as a landlord during winter months - and helping your tenants understand theirs - prevents small problems from becoming expensive repairs and keeps everyone safe and comfortable.
Your rental property's heating system is your responsibility as the landlord, but how you handle maintenance requests during winter can make or break tenant relationships. Most Franklin rental agreements specify that landlords must maintain heating systems in working order, but tenants are typically responsible for day-to-day operation and minor issues like changing air filters.
Set clear expectations about thermostat settings and energy costs upfront. Many landlords find it helpful to include information about the property's heating system in their lease packet - what type of system it is, where the air filter is located, and how often it should be changed. When tenants understand how the system works, they're less likely to call with non-emergency issues.
If you receive a heating emergency call, respond quickly. Tennessee law requires landlords to address heating issues promptly during cold weather, and a system failure during a January cold snap can lead to frozen pipes and thousands in damage.
Frozen pipes are one of the most common and expensive winter problems for Franklin rental properties. Properties built before 1990 often have pipes in exterior walls or crawl spaces that are particularly vulnerable when temperatures drop below freezing.
Before winter arrives, walk through your properties and identify vulnerable areas. Pipes near exterior walls, in garages, or in unheated spaces need extra attention. Consider having a plumber install pipe insulation in problem areas - it's much cheaper than dealing with burst pipes later.
Educate your tenants about simple freeze prevention. During cold snaps, running water slowly from faucets connected to vulnerable pipes can prevent freezing. Opening cabinet doors under kitchen and bathroom sinks allows warm air to circulate around pipes in exterior walls.
Many Franklin landlords include a winter addendum to their lease agreements that outlines tenant responsibilities during freezing weather. This might include keeping heat set to at least 60 degrees when away and notifying you immediately if they notice any plumbing issues.
Franklin's winter weather is unpredictable. You might have 60-degree days followed by ice storms that shut down the city. This variability creates unique challenges for rental property maintenance.
Ice storms can bring down tree branches and power lines, and your response to these situations affects both tenant safety and your property value. Make sure you have relationships established with tree services, electricians, and other contractors before you need them. During major weather events, everyone needs these services at once.
Consider your liability for walkways and driveways. While Tennessee law doesn't always require landlords to clear ice and snow, you're still responsible for maintaining reasonably safe conditions. Properties with steep driveways or steps may need special attention during icy conditions.
Document weather-related damage promptly with photos and contact your insurance company quickly. Ice damage can be covered under most property insurance policies, but you need to file claims promptly and prevent further damage when possible.
Winter means closed windows and more reliance on heating systems, making air filter maintenance more critical. Dirty filters make heating systems work harder, increase energy costs, and can lead to system failures when you need heat most.
Most landlords make tenants responsible for regular filter changes, but you need to specify this clearly in your lease and provide guidance about what type of filters to use and where to buy them. Some Franklin property managers find it easier to handle filter changes themselves and include the cost in rent, especially for properties with hard-to-reach filter locations.
Consider the air quality implications of winter heating. If your rental properties are older, heating systems may circulate dust and allergens more during winter months. Quality air filters can help, but you may also want to have ductwork cleaned periodically.
Winter weather creates more emergency situations than other seasons. Make sure your tenants know how to reach you or your property management team during heating, plumbing, or weather-related emergencies.
Establish clear guidelines about what constitutes an emergency versus what can wait until regular business hours. A heating system failure when it's 20 degrees outside is an emergency. A heating system that seems louder than usual probably isn't.
Consider providing tenants with basic emergency supplies information - where the water shut-off valve is located, how to reset electrical breakers, and local emergency contact numbers. When tenants can handle minor issues themselves, it prevents small problems from becoming major ones.
Winter property management in Franklin requires preparation, clear communication, and quick response to genuine emergencies. By setting expectations early and maintaining your properties proactively, you protect your investment while keeping tenants comfortable and safe throughout the unpredictable Tennessee winter months.
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At Redbird Real Estate, we specialize in residential sales, property management, and commercial real estate services in and around Franklin,...
Franklin, Tennessee
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