When temperatures drop, water damage risks rise. In multifamily buildings, one frozen pipe can impact multiple units in minutes. Burst pipes and winter leaks are among the most common and costly cold-weather claims, especially when damage goes unnoticed overnight or during long weekends.

The good news? Many freeze-related water claims are preventable with the right building maintenance plan and clear tenant communication. Here’s how to reduce your risk, protect your property, and help residents respond quickly if a leak occurs.

Why Frozen Pipes Are Such a Big Multifamily Risk

Frozen pipe damage is common, and a burst pipe can cause thousands of dollars in damage. The biggest issue in multifamily properties is how quickly water spreads through walls, ceilings, hallways, and shared mechanical areas.

An empty or cold building is a major risk factor. Cold indoor temperatures are one of the biggest drivers of frozen pipes and the resulting damage, especially when residents travel or units are left unattended during winter breaks. A proactive approach helps prevent small winter issues from turning into major repairs, displaced tenants, and expensive claims.

Start With the Basics: Cold-Weather Building Maintenance

Before the first freeze hits, take time to winterize vulnerable areas and inspect your building’s plumbing risk points. A few practical steps can make a major difference:

• Keep heat set to at least 50°F in common areas and any vacant units.
• Seal drafts around doors and windows to keep cold air out.
• Add insulation to crawl spaces, attics, and exposed plumbing areas.
• Insulate pipes in basements, exterior walls, and utility rooms.
• Check for gaps where pipes enter the building, and seal openings as needed.

It’s also smart to identify high-risk areas like stairwell-adjacent plumbing, exterior hose bibs, and poorly insulated corners, and add them to your winter inspection checklist.

Don’t Forget Exterior Water Sources

Outdoor water connections are often overlooked, but they can be a fast track to frozen pipe problems.

Before winter weather arrives, take these steps:

• Disconnect garden hoses from outdoor faucets.
• Shut down and drain outdoor water features such as sprinklers, hoses, and pumps for pools or fountains.
• Ensure exterior faucets are protected and properly winterized.

These simple actions can prevent freeze-related cracks and leaks that show up later when water is turned back on.

Tenant Education: Small Habits That Prevent Big Claims

In multifamily properties, tenant behavior plays a huge role in preventing winter water damage. The challenge is that many residents don’t realize how quickly pipes can freeze or what to do when they notice warning signs.

A quick winter reminder email, posted notice, or move-in guide insert can help tenants understand the basics.

Encourage these tenant best practices:

• Turn up the heat during cold snaps (even if you’re trying to save energy).
• Open cabinet and closet doors to let warm air circulate around plumbing.
• Let faucets drip when outdoor temperatures are near freezing.
• Close windows and doors tightly to keep cold air out.

Even one simple habit, like opening a sink cabinet door, can help prevent freezing in plumbing tucked into exterior walls.

Teach Tenants What to Do in an Emergency

When a pipe bursts, speed matters. The faster water is shut off, the less damage spreads.

Landlords can reduce claim severity by making sure tenants know:

• How to report a leak immediately and who to contact after hours.
• Where the shutoff valve is located for their unit (if applicable).
• What steps to take while waiting for maintenance or a plumber.

Sharing this guidance upfront helps residents take quick action instead of waiting, which can mean the difference between a minor cleanup and a major restoration.

Prevent Plumbing Fiascos Before They Start

The best time to prevent a burst pipe is before temperatures drop below freezing.

To stay ahead of winter water damage, take these steps:

• Inspect exposed plumbing and replace worn insulation.
• Identify areas where pipes run close to exterior walls, and reinforce protection.
• Consider requiring vacant units to maintain a minimum heat setting.
• Remind tenants before holiday weekends and school breaks to keep heat on and report issues quickly.

These precautions can save landlords and tenants alike a lot of hassle and money and help prevent water claims that disrupt your property and your residents.

Stay Warm, Stay Dry, Stay Protected

Freeze-related water claims can be expensive, disruptive, and frustrating, but they’re often avoidable. By combining preventive maintenance with clear tenant education, multifamily property owners can reduce winter risk, prevent pipe bursts, and protect their buildings all season long.

Want help reviewing your coverage or reducing winter property risk? Talk with a Millers Mutual agent about practical ways to protect your investment and help prevent costly water damage claims.