The call came in at 7 AM on a freezing Tuesday morning. "We have burst pipes in three units at our Beavercreek apartment complex," said the property manager. "Water is flooding through ceilings, and tenants are calling non-stop."
By the time we finished emergency repairs, water damage restoration, and temporary heating, the bill exceeded $12,000. The worst part? All of it could have been prevented with $800 in winter preparation work.
Critical System #1: HVAC Winterization
Heating systems that worked fine in October can fail spectacularly when temperatures drop to 20°F.
Furnace and Boiler Inspection: Complete system check including burners, heat exchangers, electrical connections, and safety controls.
Thermostat Calibration: Verify accurate temperature readings and proper system cycling.
Air Filter Replacement: Clean filters before heating season begins. Clogged filters force systems to work harder and fail sooner.
Emergency Heat Testing: Verify backup heating systems function properly before you need them during a cold snap.
Critical System #2: Plumbing Protection
Frozen pipes cause more property damage than any other winter problem in Greater Dayton.
Exterior Faucet Winterization: Drain and shut off outdoor water sources. Install insulated faucet covers on all hose bibs.
Exposed Pipe Insulation: Wrap pipes in unheated areas — crawl spaces, attics, exterior walls — with foam pipe insulation.
Vacant Unit Protection: Set heat no lower than 55°F in unoccupied units. Turn off water supply to vacant spaces where possible.
Tenant Communication: Send winterization reminders to tenants 24–48 hours before forecasted hard freezes.
Critical System #3: Exterior Maintenance
Winter weather attacks properties from the outside. Preparation now prevents expensive damage later.
Roof and Gutter Inspection: Clear gutters and downspouts of fall debris. Check for damaged shingles and ice dam formation areas before the first major snowfall.
Window and Door Weatherization: Inspect and replace failed weatherstripping and caulking. Air infiltration adds significantly to heating costs.
Landscape Winterization: Drain and blow out irrigation systems. Apply mulch around trees and shrubs in exposed areas.
Snow Equipment Check: Test snow removal equipment before the season. Stock salt and de-icing materials before demand drives prices up.
Real Results from Greater Dayton Properties
Last winter, properties enrolled in our winter preparation program experienced 60% fewer emergency service calls than properties that skipped winterization. Average emergency repair cost avoided: $4,200 per property.
Winter preparation costs $800–$1,500 per property depending on size and systems. Emergency winter repairs average $4,000–$12,000 — plus the cost of tenant dissatisfaction and potential legal exposure.
Ready to protect your properties before winter weather hits? Call 937-884-4884 to schedule your winterization service.
