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 follow steps PRIOR to contacting Davies Property Management::

1. 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 home. Please ensure to check all sides if you cannot locate them right away.

2. Make sure any screens (if installed) are free from ice and snow

3. Reset your hot water tank and/or furnace as per your manufacturer 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 that 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 use in the winter, the outside air-intake and vents may develop frost, ice, or snow build-up. When the warm air meets the cold pipe it can create condensation, like what happens when the hot steam from your shower meets your mirror that is a cooler temperature. This condensation can then freeze up inside the pipe and eventually accumulate enough to create a frost buildup or ice blockage.

The frost buildup is normal; however, the amount can increase when there are colder temperatures and extreme weather changes due to wind and air pressure. With an excess amount of frost or snow buildup, the furnace or hot water tank can shut down due to insufficient air to operate. It is important that you clean out these intake vents to avoid a situation where you do not have heat or hot water.

Increasing the temperature in your home can assist with this. The set temperature should not go below 19 degrees during cold weather and should be set a bit higher in extreme cold temperatures. This will ensure the furnace is running more frequently to help prevent the blockages.

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

Winter months in Edmonton come with many fluctuations in temperature; sometimes by a difference of more than +/- 10 degrees in one day. When there is an increase in temperature, it can cause any built-up attic frost or snow that has blown into the attic to melt quickly and come

through the ceiling below. This is more commonly referred to as "attic rain." You may notice some spots or a line on your ceiling that is wet, which is caused by this effect. To find out more information about attic rain, click here for a great article by CBC News.

Should 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 start to fog or even accumulate a buildup of ice at the corners. Condensation can appear during a cold snap and disappear quickly, or condensation can linger and form frost/ice on the windows which can lead to damage. If this is a problem in your home, it means there may be too much moisture in the air which causes it to condense on cooler surfaces, turning to frost/ice. Here are some tips to prevent too much moisture in the air, ultimately reducing the fog/ice buildup in the windows.

To help manage the humidity in your home:

• First lower the setting on your humidistat to reflect the outdoor temperature.
• Try running the ventilation fan/HRV for longer periods of time. 24 hours a day, if possible, until the issue is corrected.
• Always run the stove and bathroom fans when areas are in use. Run the fan for an hour after use to prevent moisture build up in the duct. (moisture buildup in ductwork may cause fans to drip water).
• Leave curtains open and blinds raised 4-6 inches at the bottom to allow airflow.
• Leave the interior doors open which will also allow for better airflow throughout the home

Please note that the information above pertains to an average home. You can adjust the humidity based on your lifestyle (e.g. How many people live in the home? Do you have pets? Do you have children? Do you have a lot of plants? etc.).

If you still have an issue after attempting these solutions, please contact Davies team in your community (contact information below) and they will schedule an appointment to assess the area.

Other general maintenance items to help ensure your home is in top shape throughout the winter:

• Change your furnace filter regularly (every 3-4 months). If you live near an active construction zone, you will want to change it every 1-2 months.
• Check air ducts, remove covers, and vacuum dust from vents
• Check exterior vents regularly and remove any snow/ice buildup
• Check/clean HRV humidifier filter (if applicable)
• Test smoke alarms & carbon monoxide detectors
• Promptly remove snow and ice from driveways and sidewalks, DO NOT allow snow and ice to build up on the driveway or warranty may be voided.
• DO NOT use deicing chemicals or road salt on driveways. Deicers are used to melt snow and ice and are readily available at building centers; however, these chemicals cause deterioration of concrete. Using traction sand, although it will not melt snow and ice, is a safe alternative.

If you have baseboard heaters in your home, how can you prevent them from freezing this winter? 

1. Keep “ALL” windows closed during the winter months to prevent the hot water baseboard heater line from freezing.
2. DO NOT block the baseboard heater with furniture and drapes. Do allow the heat to flow between the unit and the heating lines. 
3. Keeping the Thermostat at the same temperature every day/night generally at +22⁰ C is comfortable for everyone. 
4. DO NOT drastically change the Thermostat up and down, from +22⁰ C to +30⁰ C, this will cause a surge in the heating system and the pipes will burst from the pressure. 
5. Cost of repairs for frozen pipes and water line bursts from an open window is the tenant’s expense. 

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. Our office is open Monday to Friday from 8:30 am-4:30 pm. They are not open

weekends and statutory holidays.

Who do I contact if I have an emergency that is not within regular business hours?

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