Publications

Is your condo ready for winter?

Published October 25, 2003 as
Make sure your condominium unit is prepared for coming winter

“Raindrops keep falling on my head…”
Burt Bachrach

When I was a first time condominium buyer, I lived in a townhouse (then it was called a quadrohome) which was designed with a unit over my garage. One day while leaving for law school (this was a very long time ago), I opened the garage door and it was raining . . . in the garage! It seems that the owner went away for the winter, neglected to pay his gas bill, the temperature dropped, the pipes froze and voilá . . . indoor car wash.

As Steve Stone would say, “for all you young folks at home, watching the game today, [sic] . . . don’t let this happen to you!” The owner of that unit got a whopping bill for damages to his unit, the garage and the Association had to make a significant insurance claim.

If you are going out of town for a considerable period of time (or for that matter if you know your neighbor is), you should have a checklist of essential items to close up the house to prevent a catastrophe. In an era of skyrocketing insurance premiums and scarcity of coverage, lawyers are now asking sellers of homes to disclose whether they have ever made an insurance claim or property damage. This could kill a potential sale.

In order to be proactive in the protection of your home here are some simple steps to save you grief in the future:

If at all possible, turn off the water to your unit. Probably the single largest cause of insurance and property damage claims. Remember, when it comes to broken pipes, “water seeks its own level,” and that level is your living room. If you happen to live in a unit that has the master valve, make sure management has access to your unit so they do not have to break in in the event of a broken pipe. In this era of mold awareness, the first step towards having a mold problem is to have a moisture problem.
Make sure you pay your utility bills. Either have your mail forwarded, pay your bills on line or arrange for direct withdrawal from your checking account. Adjust the thermostat to the manufacturer’s specified recommended minimum temperature. If you have a humidifier, this applies as well.
If you are leaving a car in a garage or parking space, make sure you notify the manager so it is not towed and also someone can keep an eye on it. A car parked in an outdoor common space with a flat tire, expired registration or vehicle sticker is a prime target for vandalism or the presumption that it has been abandoned. If possible, have someone drive it periodically and park it in different spaces from time to time so it appears someone is still home.
Leave management an emergency number, e-mail address, cellular phone number and a spare key, or the name of a neighbor who has access to the unit and a way to reach you in an emergency.
If friends or relatives are going to use your unit in your absence, notify management so that they are not denied access to the building.
The normal stuff – this includes forwarding the mail, canceling the newspaper, boarding the dog, etc. It is amazing how many people allow their newspapers to accumulate in the driveway or hallway, which is the equivalent of posting a sign saying “we are out of town – please rob us.”
Disconnect any exterior hoses. A major source of broken pipes is a hose connected to a sillcock during a deep freeze. The water left in the pipe freezes and expands, cracking the buttle pipe and when the spring thaw arrives . . . Niagara Falls.
Have someone inspect the unit interior each week, flush the toilets, run the faucets, check the doors and windows, inspect for leaks or seepage. If there is a sub-zero day, trickle the faucets on the exterior walls.
If it snows, have the walk and driveway shoveled so you do not have a lawsuit waiting for you when you get home. An unshoveled walk and driveway is also a red flag for burglars. If you have an older roof and there is a heavy snowfall which turns to ice and the gutters are full, the roof and gutters need to be cleared or you may experience ice damming, which can result in serious leaks.

It is a good thing if you can get away from the Midwestern winters and leave your cares behind. However, if you do not follow some simple rules on looking after your home while you are away, those cares may not be taking the trip with you but they will be greeting you when you return home.