In the last 5-10 years, the UK has experienced some very changeable winter months. As a landlord to students, you are in a unique situation where your tenants will be leaving the property from early December, not to return until early January – running the risk of freezing pipes and other problems.
The Contract
Firstly, you should always stipulate in the contract your student tenants obligations towards preventing burst pipes and other cold-related issues over the winter – such as closing and locking all doors and windows. It is prudent to request and require that the last person to leave for the winter break ensure that the boiler is not switched off during the period of absence. All other methods presented here are pointless unless the boiler is kept on.
Insulation
One of the best ways to prevent freeze in the student accommodation is to ensure you have the best insulation. It’s not just about energy efficiency in keeping utility costs down, but keeping pipes and other water conduits as warm as possible through the colder months – particularly those pipes in the attic. Insulation on exposed pipes is necessary and loft insulation will prevent cold penetrating through the upper levels.
Thermostat
As stated above, stipulate in the contract that the heating should not be switched off during a period of absence. The thermostat should be set to a minimum temperature (around 12C which is too cold for occupants but warm enough to prevent pipes freezing should it turn very cold). It’s wise to visit the property as a double-check after the last students have gone to make sure they have done as asked. It needn’t be on all the time, either set to timer or to come on when the temperature drops (preferable).
Other Measures
There are other tips that you or your student tenants may not have thought of. Keep the loft hatch open allow warm air to circulate from below. You may worry about letting the cold air in but if you have good insulation, this will be minimal at best.
Ask your students to leave kitchen cabinets and cupboards open. Many of these have pipes running behind or through them and these pipes carry warm or hot water to the radiators. This adds just a little bit more circulation to the kitchen – what is sometimes the coldest room in a house.
Consider shutting off the water by the stopcock and drain what is in the system as your students will be away for a whole month in most cases. This will prevent water in the pipes from freezing but it can also be hassle for you. It is the best precautionary measure though.
What If They Return To Frozen Pipes?
Assuming all the steps above have been followed, there should not be an issue unless the boiler has an unexpected breakdown over Christmas. The key is not to panic; it need not be a housing disaster. At the first sign of trouble, shut off the water supply. Identify which pipes are frozen and heat up some towels – warm a kettle (electricity) or heat a pan (gas) and dowse a number of towels in the water. Then, wrap these heated towels around the affected pipes.