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Winter can be a beautiful season, but for landlords in regions like Denver and Central Oregon, it brings its own set of challenges. From heavy snowfall and freezing temperatures to ice dams and high utility bills, winter conditions can quickly turn into maintenance nightmares if landlords and tenants aren't on the same page. That’s where winter lease addendums come in.
These seasonal agreements help set clear expectations for both landlords and tenants, especially in high-risk months. Here's what to include in your winter lease addendum—and why it's a smart move for landlords operating in snowy climates like Denver and Central Oregon.
Why Winter Lease Addendums Matter
Winter-specific lease addendums aren’t just extra paperwork—they’re preventative tools. When properly drafted, they reduce ambiguity, minimize emergency calls, and encourage proactive maintenance behavior from tenants.
In Denver:
- Elevation and mountain weather make sudden snowstorms common.
- Temperatures drop fast, risking frozen pipes.
- City ordinances may require snow removal within specific timelines.
In Central Oregon:
- Areas like Bend and Redmond experience drastic temperature shifts.
- Icy roads and walkways increase liability risks.
- Many properties use wood or pellet stoves that require specific care.
A well-written addendum accounts for these regional patterns while reinforcing the shared responsibilities of rental upkeep.
What to Include in Your Winter Lease Addendum
Here are the most important sections to include in a winter lease addendum that protects both parties:
1. Snow Removal Responsibilities
Specify:
- Who is responsible for clearing driveways, sidewalks, and walkways (tenant or landlord).
- The timeline for removal (e.g., within 24 hours of snowfall).
- What equipment is provided or expected (shovel, salt, snow blower).
Tip: In many Denver neighborhoods, local laws require residents to clear sidewalks within a specific timeframe. Make sure your addendum reflects this so tenants stay compliant.
2. Heating Expectations
Outline:
- Minimum temperature tenants must maintain in the unit to avoid freezing pipes.
- How to operate the heating system (especially for oil or pellet heaters in Central Oregon).
- Who to call for heating issues and what counts as an emergency.
You might also include:
- Instructions on checking pilot lights.
- Guidance on how to report heating inefficiencies.
3. Frozen Pipe Prevention
Protect your plumbing by requiring tenants to:
- Keep heat on even when they’re away.
- Open cabinet doors under sinks to allow warm air to circulate.
- Drip faucets during extreme cold snaps.
Consider adding:
- A reminder that damages due to tenant negligence (e.g., turning off heat) may be their financial responsibility.
4. Gutter and Roof Awareness
Address the risks of:
- Ice dams forming in gutters due to improper drainage.
- Snow buildup on roofs.
While landlords typically handle exterior structure issues, tenants should be aware of:
- Signs of interior leaks.
- What to report immediately (e.g., dripping ceilings, roof creaks, attic frost).
5. Driveway Safety and De-Icing
Slip-and-fall risks increase during winter. Make sure your lease covers:
- Who is responsible for salting or sanding driveways and walkways.
- Where de-icing supplies are stored.
- Encouragement to notify the landlord if surfaces become dangerously slick.
6. Window and Door Seals
Cold air infiltration drives up utility costs. State that tenants must:
- Report drafts or broken seals promptly.
- Keep windows closed and locked during freezing weather.
Landlords can also:
- Schedule pre-winter inspections to check for seal damage.
- Offer weatherproofing tape or door snakes as part of the lease perks.
7. Fireplace or Stove Use (Common in Central Oregon)
Include clear safety instructions such as:
- Only use dry, seasoned wood.
- Don’t burn paper or trash.
- Properly dispose of ashes (e.g., in a metal container, stored outside).
You may also add:
- Whether chimney cleanings are the tenant’s or landlord’s responsibility.
How to Introduce a Winter Addendum
If you're adding this mid-lease:
- Communicate early—ideally in early fall.
- Frame it as a proactive, safety-focused step.
- Offer to walk tenants through the key points to ensure understanding.
For new leases:
- Include the winter addendum as a required signature page during lease signing.
- Revisit it each year to make sure it reflects current local ordinances or property changes.
Benefits of Adding a Seasonal Addendum
- Reduces disputes by making expectations crystal clear.
- Encourages tenant responsibility with specific winter instructions.
- Protects the property from common cold-weather issues.
- Lowers emergency call volume, as tenants are better prepared.
- Reinforces professionalism, showing that you run a well-managed rental operation.
Local Considerations: Denver vs. Central Oregon
While many winter issues overlap, here are key regional notes:
Denver
- Snowfall can be sudden and heavy.
- Sidewalk clearing is time-sensitive by law.
- Gas heating systems are common.
Central Oregon
- Snow may be lighter but lasts longer due to freezing temperatures.
- Many homes use wood-burning stoves, increasing fire and chimney risks.
- Rural areas may rely on well water systems, which can freeze.
Tailor your addendum to reflect these local climate realities.
A Better Winter for Everyone
Lease addendums aren’t just legal protection—they’re tools for better communication. By being upfront about expectations, maintenance steps, and shared responsibilities, you empower tenants to care for their rental and reduce your stress as a landlord.
Platforms like RentalRiff often help landlords streamline seasonal maintenance and tenant communication. Adding a winter-specific lease addendum is one of the easiest ways to stay ahead of weather-related headaches—and build stronger landlord-tenant relationships in the process.
Pro Tip: Review your insurance policy each year to ensure you're covered for cold-weather issues like burst pipes or ice damage. Even the best-prepared landlord can’t stop nature—but you can minimize the impact.