For property managers, fall is the quiet season before the expensive one. Leaves are clogging gutters and drains, the first freeze is on the way, and heating systems are about to switch on after months of idle. A few weeks of attention now can prevent the burst pipes, roof leaks and overflowing drains that tend to show up when the weather turns, along with the tenant complaints, repair bills and downtime that come with them.

Here is where water damage tends to start in the fall, a checklist you can work through at your Overland Park properties, and what to do if a loss does occur.

Why Fall Is a Critical Window

Kansas City-area weather swings quickly. Autumn rain falls on roofs and parking lots covered in leaves, and the area's first hard freeze arrives on average around the first week of November, with freeze warnings sometimes issued in late October. Once the cold arrives, any pipe, sprinkler line or irrigation line that has not been protected is at risk. The February 2021 deep freeze, when Kansas City dropped to around minus 9 degrees and rolling blackouts affected the metro, was a reminder of how quickly cold can turn into water damage for buildings that are not ready.

Where Water Damage Starts in the Fall

• Clogged gutters, downspouts and roof drains: Leaves and debris block drainage, and water backs up under roofing, overflows at the roofline or pools against foundations.
• Roof and exterior openings: Worn flashing, failing sealant, and damaged window or door seals can let in wind-driven rain.
• Plumbing in unheated areas: Pipes in vacant units, mechanical rooms, garages, crawl spaces and above ceilings can freeze when the temperature drops.
• Irrigation and exterior spigots: Lines that are not drained and shut off before a freeze can crack and leak.
• HVAC condensate lines and drain pans: Cooling equipment that has been running all summer can leave clogged or damaged drains, which can overflow when systems change over.
• Fire sprinkler lines in cold spaces: Lines in unheated areas are vulnerable to freezing and should be reviewed with your fire protection contractor.

A Fall Water Damage Prevention Checklist for Property Managers

• Clear gutters, scuppers, downspouts and roof drains once most leaves have fallen, and check that water discharges away from buildings.
• Inspect roofs, flashing, windows and exterior sealants, and repair small problems before the next storm.
• Shut off and drain irrigation systems, and disconnect hoses and shut off exterior spigots.
• Insulate exposed pipes in unheated areas and seal air leaks near them.
• Keep heat on at a steady temperature in vacant units and common areas, and schedule regular checks of vacant spaces.
• Have heating systems serviced and check HVAC condensate drains before switching over.
• Make sure maintenance staff know where main water shutoffs are and how to use them.
• Tell tenants who to call after hours, how to report leaks and drips, and what to do during cold snaps.

Have a Response Plan Before You Need One

Even well-maintained properties can have a loss. A written response plan helps your team act quickly, and it should name who has authority to make decisions after hours, who your restoration contact is, how tenants will be updated, and how damage will be documented for your insurer. ServiceMaster Restore offers commercial pre-loss planning, including a Priority Customer Agreement that provides expedited emergency response for after-hours or area-wide emergencies.

If Water Damage Does Happen

• Stop the source of water if you can do so safely, and shut off the main water supply if needed.
• Keep people away from hazards such as wet electrical equipment, and do not use affected electrical items.
• Photograph and document the damage, and notify the property owner, tenants and your insurance carrier as appropriate.
• Call a restoration professional right away. Wet materials need to be extracted and dried promptly, since mold can begin to grow within about 48 hours.

Local Help When You Need It

ServiceMaster Restoration by Diamond Quality Services is a locally owned restoration company serving Lenexa, Overland Park and the surrounding Kansas City area. Our team is available 24 hours a day, 7 days a week, every day of the year, for water extraction, drying, repairs and more, and we coordinate with you and your insurance carrier to keep the project moving. We are backed by a national brand with more than 65 years of experience.

Water damage at your Overland Park property? Contact ServiceMaster Restoration by Diamond Quality Services any time, day or night.