Timber Ridge Helpful Information

Tips For Autumn Weather:

Leaves are slippery.  Please do not speed down the hill.  The damp leaves make stopping quickly very difficult.

The water in the outside water spigots should be drained for the winter.  There is an interior shut-off valve in the ceiling of the basement that should be opened, usually one for the front water and one for the rear that must be turned and the water in the spigot allowed to drain out.

 

If possible, please sweep and remove the leaves from the back decks.  Leaving the leaves on stains the decks and contributes to rotting boards which will need to be replaced sooner.

 

Heat tapes.  Many of the units have heat tapes in the gutters along the roof.  The heat tapes should be turned on when the weather gets below freezing so that ice does not build up in the gutters.  When the ice freezes and thaws it sometimes permits water to enter the units under the leaves causing leaks. There is usually an on/off switch located on the back deck.

 

With respect to the proper use of heat tapes which have been installed in the gutters on some units (you can tell if you have them by looking on the back deck for an on/off switch and a long silver metal rod going up to the gutters), our Managing Agent advises that the heat tapes should go on with each storm and  NOT be left on when there is no snow/ice on roof."

 

Suggestions from The Board: Winter Weather Precautions *

 

During winter months, frigid temperatures create the possibility for water pipes to freeze and burst. It is suggested Unit Owners take the following precautions, especially when absent from the units:

 

1. Leave your thermostat set at 60 degrees, particulary where the kitchen has an outside wall.

 

2. Leave the doors open beneath all water facilities (kitchen and bathroom sink areas). This will allow the warm air throughout the unit to circulate to these piped areas, thus reducing the possibility of a freeze-up.

 

3. Remember to drain the outside spigots. Pipes freeze in colder weather and may burst, resulting in flooding. All spigots have a small petcock located indoors where the supply water line feeds to the outdoors. You must unscrew the petcock to drain any residual water. Hold a small pail under the petcock and back it out the "open" position. Let the water drain out (usually a small amount) and leave the petcock in the open position. In the spring, you must remember to screw the petcock back to avoid indoor flooding when the spigot is in use.

 

4. Outside Lights: During the expected snow storms, the Board suggests you leave your outside walkway lights on to help facilitate the removal of snow on your walk.

 

5. Heat Tapes: Some units have heat tapes, those Unit Owners need to turn the tapes on by November 15th and off by April 15th.

 

6. Shovel decks: Unit owners are responsible to keep their decks free and clear of snow and ice.

 

For added comfort in your unit, the following measures should be taken to improve your comfort level and achieve maximum heating efficiency:

 

1. Health permitting, set your thermostat to 68 degrees during the day and 60 degrees at night and when no one is home. Each degree over 68 can increase by 3% the amount of energy used for heating.

 

2. Instead of turning up the heat, wear a sweater and add a blanket.

 

3. Install a programmable thermostat and program it to turn down the heat at night and when no one is home. Lowering the thermostat 10 to 15 degrees for eight hours a day can save you up to 15% a year on heating costs.

 

4. Keep air ducts clean and dust free. Do not block heat from ducts by placing furniture, plants, etc., in front of them. Do not "cover" a duct.

 

5. During the day, open drapes and blinds to let in the sun. In the evening, close all window treatments.

 

6. Windows should be kept CLOSED. Keep windows clean and windowsills clear of any objects.

 

7. Close the doors to any room(s) not in use, particularly during the day if no one is occupying the apartment.

 

8. Use an efficient humidifier to maintain comfortable humidity levels and help you conserve heat. Proper humidity helps you feel comfortable without turning up the heat.

 

Temporary Measures

 

1. During extended periods of sub-freezing temperatures, increase thermostat settings to a minimum of 60 F throughout the home to help ensure adequate temperatures are maintained in the coldest spots.

 

2. Leave bathroom or kitchen cabinet doors that run along outside walls open so that warmer room air can circulate through them. (If you have pets or small children, be mindful of chemicals stored in these cabinets.)

 

3. To prevent exterior faucets from freezing, each faucet should be shut off from inside the home, as well as any water drained from the pipe. Exterior irrigation systems should be winterized to prevent freezing.

 

4. If you'll be away overnight during cold weather months, arrange for someone to check on your home at least once a day. He/She should check every room on every floor, including the basement and attic. This person also must know the location of the main water shut-off valve.

 

5. If termeratures drop below 20 F, the residence should be checked at least twice a day.

 

6. If you'll be away for extended periods of time, turn off the water to all, or parts, or your home. This may not prevent pipes from freezing, but it will significantly reduce the impact should that occur. (Do not shut off the water if you have a boiler with an automatic low water feed or a residential fire sprinkler system.)

 

Permanent Measures

 

1. Install an automatic water shut-off system designed to significantly reduce the damage associated with a pipe break or leak.

 

2. Add several low temperature sensors to your central station alarm system. Sensors should be located in remote areas of your home.

 

What to do if a pipe bursts

 

In the even of water damage to your home, take the following steps to minmize the extent of damage:

 

1. Shut off the water immediately. You should familiarize yourself with the location of the main shut-off valve before cold weather sets in. It's also a good idea to label the valve.

 

2. Call an emergency service restoration company as soon as possible to facilitate repairs and start the dry-out process.

 

3. Move undamaged items away from the affected area.

 

4. Contact your insurance agent.

 

 

 

 

* Taken verbatim from the Timber Ridge Condominium Information Guide/Rules and Regulations distributed to all Unit Owners on October 2009.