Every year during the holiday season, the Calgary rental industry lives the same scenario: tenants head out for the holidays, units sit empty for a week or two, and both property managers and landlords have a spike in calls about frozen pipes, break-ins, or insurance claims that didn’t need to happen. A short absence doesn’t have to turn into expensive repairs, but it does require a bit of planning on both sides. Here’s what tenants should do before they leave, what landlords and property managers should check beforehand, and some insurance considerations you need to know.
Why a Rental Left Empty Over the Holidays Is Riskier Than It Looks
When tenants head out of town for a week or two, the unit isn’t truly vacant, but it’s still more vulnerable than most people realize:
- Frozen or burst pipes: If the thermostat gets turned down too far, or the heat fails while no one’s home to notice, pipes can freeze and burst within hours or in a cold snap.
- Break-ins and vandalism: An unshovelled walkway, a mountain of mail, and no lights on at night are all signals that no one’s home, making it an attractive target for thieves and squatters that can cause serious damage to the property.
- Insurance vacancy clauses: Most Insurance policies distinguish between an unoccupied home (someone’s away but plans to return) and one that’s vacant (there’s no one living there). Since a tenant on holiday usually falls into the first category, coverage generally continues.
However, many policies add conditions to unoccupied homes in winter, such as limiting coverage for freezing-related water damage after several consecutive days, and typically expect someone to check on the property regularly. An unoccupied property for longer stretches, commonly 30 days, can trigger vacancy clauses that reduce or suspend coverage. Most landlords don’t know about this until they’re filing a claim, and the wording of these details varies by insurer, so landlords should confirm with their broker the specific terms the insurance company uses.
What Landlords Should Ask Tenants to Do Before They Leave
Sending your tenants a short reminder email or text before their time away will make a big difference in keeping the property safe. Ask them to:
- Make sure the thermostat is at a safe minimum level (the common standard is around 15°C/59°F). This will protect the property in below-freezing temperatures and maintain an affordable heat level while there’s no one home.
- Arrange for a neighbour, family member or friend to check in periodically. This person can also be the emergency contact you can reach out to quickly in case of an emergency.
- If they leave during extreme cold snaps, consider telling them to shut off the water to the washing machine and other appliances in unheated areas, and leave the cabinet doors under the sink open, so warm air reaches the pipes.
- Hold or forward mail, so it doesn’t pile up and signal an empty unit.
- Put a light on a timer, and avoid posting travel dates publicly on social media.
We have more safety hacks to keep the property looking “occupied” and more tips to keep the property secure all-year-round here.
How Landlords Should Prep for Their Tenants’ Away Time
Right after knowing their tenants will be away for a few days, landlords should prep as soon as possible, ideally before the holiday rush kicks in:
- Confirm their emergency contact information and expected travel dates.
- Book an HVAC check-up before the cold weather sets in, to ensure a mid-holiday failure is less likely.
- For condo units, confirm what falls under the corporation’s responsibility in common areas versus what’s the individual owner or tenant’s responsibility.
- Have a clear plan for who to call (emergency repair vendors, a trusted neighbour) if a tenant can’t be reached when something goes wrong.
- Condo-specific considerations: Although the Alberta Condominium Property Act provides the main legal framework for running condominium corporations, they’re entitled to add extra rules and regulations, including requiring notice if an occupied unit will sit empty for an extended period. Corporations are often motivated to add this notice in their bylaws due to the condo’s own insurance, as well as the unit’s insurance, as we mentioned earlier.
On the other hand, building access and security routines often change during the holidays, and daily activities like parcel holding and guest access can suffer changes or reductions, so confirm what’s in place for your tenants during their absence before they leave.
Enjoying the Holidays With Your Investment Secure
A little prep before the holidays goes a long way. None of the recommendations we discussed takes much time, but it’s the difference between a quiet, uneventful holiday season and an expensive and stressful one. But if you prefer not to manage your rental’s daily tasks yourself and enjoy this season at ease, Amhurst can handle property checks and emergency response for any Calgary rental sitting empty over the holidays. Get in touch and get your free quote before the holiday hassle.
