September in Colorado means crisp mornings, changing leaves, and your last clear chance to get ahead of winter.
For rental property owners in Denver, Boulder, Longmont, and Colorado Springs, a few critical maintenance steps this month can prevent thousands in emergency repairs and resident complaints later.
At Pioneer Property Management, we focus on four key services that protect your investment before the first hard freeze hits.
1. HVAC Tune Ups: Avoid Emergencies from Heating Failure
Your resident expects heat the moment it gets cold, and if your furnace fails, you could face emergency repair bills, legal liability, and frustrated residents.
September is the time to:
- Schedule a professional HVAC inspection and tune-up
- Replace filters
- Test carbon monoxide detectors
- Change batteries in and confirm thermostat functionality
- Document all service records for legal protection
Pro tip: Many HVAC vendors book out weeks in advance once October hits.
2. Shut Off and Blow Out Sprinkler Systems
Every year, we see thousands of dollars in avoidable damage caused by landlords waiting too long to shut off irrigation systems.
Sprinkler lines left full of water can crack or burst when the first freeze hits, often in late October.
Make sure to:
- Schedule sprinkler shut-off and blowout before the first frost
- Use a licensed vendor who documents their service
- Ensure the backflow preventer is drained properly
In Denver and surrounding areas, we typically schedule shutoffs by mid-September.
3. Drain Exterior Spigots and Disconnect Hoses
Outdoor water access points are a top freeze risk if left unaddressed. Even a single undrained spigot can cause interior flooding.
Take these steps:
- Turn off interior valves controlling exterior hose bibs
- Open and drain spigots completely
- Disconnect and store hoses to prevent cracking
- Consider insulated covers for added protection
- Consider installing weather-proof spigots that automatically drain when turned off
If your property was built before 1990, check for upgraded frost-proof spigots. Older styles are more vulnerable.
4. Shut Off Water in Vacant Properties
If your rental is vacant or expected to be soon, shut off the water at the main supply valve to prevent catastrophic damage.
We have seen frozen pipes burst in vacant units simply because water was left on and a heating system failed.
Steps to follow:
- Turn off main water shutoff
- Open all faucets to drain system pressure
- Open cabinets below the sink to keep the air circulating
- Pour RV antifreeze into toilet bowls and drains for long term vacancy
- Keep the thermostat on low heat around 55°F to prevent interior freezing
Water damage claims are among the most expensive insurance losses and they are often avoidable with this simple step.
Why Pioneer Handles This for You
We do not wait for problems. We schedule proactive fall maintenance for all managed properties, including:
- HVAC vendor coordination
- Irrigation shutoff scheduling
- Vacancy protocols and lockbox access
- Resident reminders and education
Whether your property is occupied or not, we ensure it is protected before cold weather creates costly emergencies.
Take Action Now. September Is the Deadline
Colorado’s first freeze often arrives in October, but vendors book up fast. Do not wait until the phones are ringing with cold-weather emergencies.
Schedule your free consultation with Pioneer Property Management and we will handle your fall prep from HVAC to hose bibs with professional oversight and zero guesswork.
