Winter Maintenance FAQ

What do I do if I have no heat or no hot water?

If the furnace or hot water tank has stopped working, please conduct the following steps PRIOR to contacting Davies Property Management:

• Clean frost and snow from all outside vents (typically white PVC pipes). These can be found on the front, side, or back of the home depending on your layout. Please ensure to check all sides if you cannot locate them right away.
• Make sure any screens (if installed) are free from ice and snow.
• Reset your hot water tank and/or furnace as per your manufacturer’s instructions.

Keeping the vents clean and clear is part of regular maintenance and is not covered by Davies. If you are unable to resolve the issue after performing these steps, please see the contact information below for assistance from our team.

Please note: Loss of hot water is not considered an emergency, as you can boil water as an alternative solution until assistance can be provided.

How do I prevent my furnace or hot water tank from shutting down?

Under normal winter use, the outside air-intake and vents may develop frost, ice, or snow buildup. When warm air meets cold pipes, condensation can form—similar to steam from a hot shower meeting a cool mirror. This condensation can freeze inside the pipe and accumulate enough to create a frost buildup or ice blockage.

Frost buildup is normal; however, the amount can increase during colder temperatures and extreme weather changes due to wind and air pressure. When there is excess frost or snow, the furnace or hot water tank may shut down due to insufficient air intake. It is important to clean these vents regularly to avoid losing heat or hot water.

Increasing the temperature in your home can help prevent blockages. The set temperature should not go below 19°C during cold weather and should be set slightly higher during extreme cold. This ensures the furnace runs more frequently and helps prevent vent blockages.

I am seeing water spots on my ceiling. What should I do?

Winter months in Edmonton often bring temperature fluctuations of more than ±10 degrees in a single day. When temperatures rise, any built-up attic frost or snow that has entered the attic can melt quickly and leak through the ceiling below.

This is commonly referred to as “attic rain.” You may notice wet spots or lines on your ceiling caused by this effect. To learn more, click here for a great article by CBC News.

If you experience attic rain in your home, please contact Davies and we will schedule an appointment to assess the area.

I am noticing a buildup of ice on the bottom of my windows. What should I do?

During winter months, your windows may fog or accumulate ice in the corners. Condensation can appear briefly or linger and form frost or ice, which may lead to damage.

This usually means there is too much moisture in the air, causing it to condense on cooler surfaces. Here are some tips to help manage humidity and reduce fog and ice buildup:

• Lower the setting on your humidistat to reflect the outdoor temperature.
• Run the ventilation fan or HRV for longer periods—24 hours a day if possible—until the issue is corrected.
• Always run stove and bathroom fans during use, and for one hour afterward to prevent moisture buildup in ducts.
• Leave curtains open and raise blinds 4–6 inches at the bottom to allow airflow.
• Leave interior doors open to improve air circulation throughout the home.

Please note that these recommendations apply to an average home. You may need to adjust humidity based on your lifestyle (number of occupants, pets, plants, children, etc.).

If the issue persists, please contact the Davies team in your community (contact information below) to schedule an assessment.

Other General Maintenance Items for Winter

• Change your furnace filter every 3–4 months. If you live near an active construction zone, change it every 1–2 months.
• Check air ducts, remove covers, and vacuum dust from vents.
• Check exterior vents regularly and remove snow or ice buildup.
• Check and clean HRV humidifier filters (if applicable).
• Test smoke alarms and carbon monoxide detectors.
• Promptly remove snow and ice from driveways and sidewalks. Do not allow buildup, or your warranty may be voided.
• Do not use deicing chemicals or road salt on driveways, as these can damage concrete. Use traction sand as a safe alternative.

Baseboard Heater Winter Care

• Keep all windows closed during winter months to prevent heater lines from freezing.
• Do not block baseboard heaters with furniture or drapes. Allow proper airflow around the unit.
• Keep the thermostat set consistently at approximately 22°C.
• Do not drastically change the thermostat (e.g., from 22°C to 30°C), as pressure surges may cause pipes to burst.
• Costs for repairs related to frozen pipes or water line bursts caused by open windows are the tenant’s responsibility.

Who do I contact in the case of an emergency during regular business hours?

If you require service during regular business hours, submit a request using the Online Tenant Portal.

Office hours are Monday to Friday, 8:30 AM – 4:30 PM. Our office is closed on weekends and statutory holidays.

Who do I contact if I have an emergency outside of regular business hours?

If your emergency occurs after regular business hours, please call 780-484-2866.