Oct 28th 2025
Winter check for landlords & investors in Tyrol: How to keep your property safe, warm and damage-free
Heating system & hydraulics: start efficiently, avoid breakdowns
Before you think about thermostats or heating curves, make sure the system is ready for operation. One hour of care often prevents a season of faults.
This is what it's all about: With a clean start (pressure, venting, hydraulics), radiators and underfloor heating systems run smoothly - without cold zones, noises or emergency service.
- Check commissioning: Check system pressure, expansion vessel, circulation pump(s), filter/dirt trap.
- Venting & hydraulic balancing: Uneven heat distribution costs money - set the flow rate and valves correctly once.
- Heating curve & times: A moderately raised heating curve for the start-up phase makes sense; fine-tuning follows after a day or two of practice.
- Fix maintenance dates: Condensing boiler, heat pump, ventilation/CHP - better to schedule now than wait for appointments in December.
Water, frost & legionella: Protect pipes, ensure hygiene
Water is the biggest source of risk in winter. With just a few simple steps, you can significantly reduce the risk of frost and hygiene - especially if your home is partially empty.
Why it's important: Frozen pipes and idle hot water systems cause the most costly winter damage. Prevention is always cheaper than repair.
- Frost protection outside & cellar: Drain outside taps, disconnect hose couplings, close cellar windows, insulate vulnerable pipes.
- Vacancy management: Define minimum temperatures (e.g. 16-18 °C), regular inspections, short bursts of ventilation instead of permanent tilting.
- Hot water hygiene: Check circulation, maintain minimum temperature, briefly flush rarely used taps (legionella prevention).
- Emergency stop: Mark the position of the main shut-off valves; document for caretaker/administrator.
Building envelope & safety: small leaks, big impact
Even the best heating system loses out if the envelope and safety technology don't play along. Concentrate on sealing, smoke detectors and access points - it pays off immediately.
The benefits: Tight windows and doors save energy; functioning alarms create security and reduce liability risks.
- Seals & fittings: Check window/door seals for cracks, readjust hardware; seal roller shutter boxes.
- Smoke & CO alarms: Perform function and battery test; note date for next replacement.
- Outdoor areas: Check slip resistance, handrails, lighting, snow grids/snow pressure in exposed areas.
Insurance & documentation: fast and fair in the event of a claim
If something does happen, documentation determines speed and goodwill. Keep receipts structured - ideally digitally.
Why act now: An up-to-date photo set and clear responsibilities speed up settlement and minimise downtime.
- Policy check: Building, liability, storm damage/elemental damage cover, loss of rent (if renting) - check cover and deductibles.
- Photo documentation & inventory: briefly document rooms, technology, furniture (for holiday properties); store receipts/serial numbers securely.
- Define claims chain: Who do tenants/guests call first? Communicate emergency numbers and response times clearly.
Holiday property special: Winter operation without friction losses
Holiday flats have a different rhythm - changing guests, breaks between bookings. With clear routines, operations remain stable and the rating high.
Goal: Ensure guest satisfaction, protect technology and shorten response times - even in sub-zero temperatures or fresh snow.
- Keys & access: Test smart lock/keybox, store emergency code, backup key on site.
- Service SLA: Arrange a cleaning and technical service with a 24/7 hotline and clear response times.
- Winter starter pack: Snow shovel/ice litter, additional blankets, short heating guide (thermostat, ventilation, hot water).
- Communication: Arrival instructions for winter equipment/car park, snow clearing times, rubbish & emergency contacts in the guest folder.
Emergency folder & contacts: when it counts, clarity counts
In an emergency, time is the scarcest resource. An emergency folder (digital + printed) ensures that everyone knows what to do.
So get it done now: A folder reduces stress and prevents errors - especially if it's not you, but the caretaker, administration or cleaner who reacts first.
- Contact details: Owner/manager, technical service, locksmith, insurance company, emergency heating/sanitary service, electrician.
- Building information: Shut-off valves (water, gas), fuse box, boiler room, rubbish/trash, winter service contract.
- Flow chart: "Water leaking" / "Heating stopped" / "Power failure" - short step sequences with responsible persons.
Checklist
Use the list as a last pass before the frost: read through it once, then tick it off.
- Heating system ready to go (pressure, venting, pumps, heating curve, maintenance date)
- Hydraulic balancing documented (even heat)
- Outdoor/basement pipes frost-protected, vacancies with minimum temperature
- Circulation/hot water temperature checked, taps flushed
- Seals/fittings ok, smoke/CO detectors tested
- Outdoor areas safe (lighting, anti-slip, snow protection)
- Policies updated, photo & inventory document created
- Damage chain & emergency numbers communicated
- Holiday properties: access/keybox, 24/7 SLA, guest folder updated
- Emergency folder complete (contacts, plans, procedure)
A minimum temperature of 16–18°C has proven effective, combined with short, regular bursts of ventilation. This minimizes the risk of frost and moisture.
Yes. It ensures even heat distribution, reduces energy consumption, and reduces complaints about cold rooms—especially in mixed heating systems.
Maintain hot water temperatures, ensure circulation, and regularly flush infrequently used taps. Take a coordinated approach in the event of extended periods of vacancy.
Contacts (owner/manager/technician/insurance), location of barriers/security devices, brief schedules and access information (keybox/smart lock).
Building, liability, and—depending on use—natural hazards or loss of rent insurance. Check coverage and deductibles before the season begins.
Conclusion: prevention saves money - and nerves
A winterised property is no coincidence, but the result of clear routines: Start the heating system properly, mitigate water and frost risks, check the envelope and security, keep insurance and documentation up to date - and define procedures for changing stays in holiday properties. Taking care of these points before the first frost significantly reduces energy consumption and the likelihood of damage, avoids emergency call-outs and keeps operations stable even in sub-zero temperatures. The result is more reliable cash flows, quieter winter months and valuations that are still valid in spring.