Brace, brace: getting your rental property ready for winter

Before you say it, yes we know it's only August....butttt

Every year, without fail, we get a rush of calls in November and December. Boilers that haven't been looked at since last winter are declining to start. Pipes in loft conversions are feeling the cold in ways they weren't designed to. Gutters that were last cleared some years ago are backing up and water is appearing where water shouldn't. Condensation season is well and truly in swing.

None of this is unpredictable. And with some straightforward preparation in September and October, most of it is preventable.

The boiler

If the boiler hasn't been serviced in the last twelve months, now is the time — not in December when engineers are at full stretch. An annual service gives you confidence the boiler is going to work when it needs to, catches minor issues before they become failures, and keeps any warranty valid if the boiler is relatively new.

Also worth checking before cold weather sets in: the pressure gauge is sitting in the green zone, and the tenant knows how to repressurise the system if it drops. A tenant who doesn't know the pressure gauge exists will call when the boiler stops working. One who's been shown takes care of it themselves.

Pipes in vulnerable locations

Loft conversions, unheated outbuildings, exposed pipe runs in external walls, and condensate pipes — the plastic pipe running from a modern boiler to an outside drain — are the usual failure points when temperatures drop sharply. Pipe lagging is cheap and quick to fit. A burst pipe in January is not.

If the property is going to be empty for any period over winter — between tenancies, during works, or while a tenant is away — don't let the heating be switched off entirely. A minimum of around 12-15°C keeps pipework safe. It's worth checking this is understood if you're managing through a letting agent too.

Gutters and drainage

Autumn fills gutters with leaves, and blocked gutters are one of the more common causes of water ingress in London properties. A gutter clearance is a small, fast job. The alternative is water backing up, overflowing at the wrong point, and eventually appearing on an interior ceiling — by which time it's a bigger job entirely.

Downpipes are worth checking too. A blockage in a downpipe causes the gutter to back up and overflow at a specific point, and the resulting damp pattern on a wall is often confusing until someone spots the blocked pipe that started it.

Windows, draughts, and sealant

Failing sealant around window frames, gaps under external doors, and letterboxes that don't seal properly all contribute to heat loss, higher energy bills, and cold spots that encourage condensation. A draught-proofing visit addresses all of this at once — and it's the kind of thing a tenant notices immediately and appreciates.

One thing worth knowing: condensation on the inside face of a window pane is normal in cold weather and is a ventilation issue. Condensation between the panes of a double-glazed unit — visible as a permanent cloudiness or fogging inside the glass — means the sealed unit has failed and needs replacing. These are different problems and it's worth knowing which one you're looking at.

Extractor fans and ventilation

Cold weather means more condensation. Tenants close windows, cook more, dry clothes inside, and the moisture has fewer ways out. Extractor fans in bathrooms and kitchens that are actually working make a significant difference to whether that moisture stays in the air or ends up on walls.

It's worth checking that fans are operational before the weather changes — a fan that's slow, noisy, or not clearing properly isn't doing much good.

One genuinely useful call

We're busier in winter than we'd like to be, and the landlords who get the fastest response are the ones who've worked with us before or who call in October rather than December. If you want to run through a property before the cold sets in — boiler service, gutter clear, draught-proofing, and a general look at anything that might cause problems — give us a call on 020 7993 8277 or email info@lapps.co.uk. We can usually attend quickly and handle everything in one visit.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute professional advice. Individual properties vary — we recommend engaging a qualified professional for any work you are uncertain about. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.