Tenant Responsibilities for Preparing Your DFW Rental Home for a Texas Freeze

Written By: Kevin Martin, CEO & Anna King, Asset Manager

North Texas may not experience long winters, but when freezing temperatures arrive, the damage can be sudden, severe, and costly. Most freeze-related damage in DFW rental homes is preventable when tenants take timely, proactive steps.


Before providing additional details, we want to emphasize the importance of acting quickly in the event of a water leak. If a leak occurs, immediately shut off the water at the source to prevent further damage. If you are unsure how to turn off the water, you may contact the city water department or call 911, and they can dispatch someone to assist. Once the water has been shut off, notify your property manager immediately. This procedure is discussed in more detail in Bullet Point #7.


As a tenant, you play a critical role in protecting the home from burst pipes, water leaks, HVAC failures, electrical hazards, and damage to irrigation or pool equipment. Below is a breakdown of tenant responsibilities during a Texas freeze, listed in order of importance for preventing property damage.


At 2912 Realty Property Management, we want to ensure you are informed, prepared, and protected when cold weather is expected.



1. Protect Indoor Plumbing (Most Important)

Frozen pipes are the leading cause of winter damage in North Texas rental homes. When pipes freeze, they expand and can burst—often causing extensive flooding once temperatures rise.


Tenants are responsible for:

  • Opening cabinet doors under kitchen and bathroom sinks to allow warm air to circulate around plumbing.
  • Keeping the thermostat set to at least 65°F, even when away from the home.
  • Not turning off heat overnight or while traveling during freezing conditions.
  • Reporting reduced water pressure, frozen pipes, or leaks immediately through the tenant portal or emergency line.


Prompt action can mean the difference between a simple repair and thousands of dollars in water damage.



2. Heating System (HVAC) Responsibilities

A properly functioning heating system is essential for both comfort and pipe protection.


Tenants must:

  • Replace HVAC filters every 90 days to ensure efficient airflow and heating performance.
  • Keep all vents and return air grilles unobstructed.
  • Report lack of heat, unusual noises, burning smells, or system failure immediately.


3. Outdoor Faucet (Hose Bib) Responsibilities

Outdoor faucets are a very common freeze-failure point in Texas homes. When hoses are left attached, trapped water freezes and often causes pipes to burst inside exterior walls.


Tenants must:

  • Disconnect all hoses from outdoor faucets before freezing temperatures arrive.
  • Install insulated faucet covers on all exterior spigots. Available at most hardware stores; however, supplies may be limited or sold out when a freeze is expected.
  • Check for drips, leaks, or cracks and report issues immediately.


Most freeze-related plumbing failures occur simply because hoses were left connected—this is an easy and effective prevention step a can take.



4. Sprinkler System Responsibilities During a Freeze

Irrigation systems are not designed to operate during freezing weather and can suffer costly damage if left running.


Tenants are responsible for:

  • Turning the sprinkler controller to OFF or RAIN/FREEZE MODE during freezing conditions.
  • Never running sprinklers in cold weather, which creates ice hazards and damages landscaping.
  • Reporting leaks, broken sprinkler heads, or water bubbling in the yard.



 5. Pool Responsibilities During Freezing Weather (If Applicable)

If your rental property includes a pool, freeze protection is critical to prevent equipment damage.


Tenants must:

  • Ensure the pool pump runs continuously during freezing temperatures to keep water moving.
  • Keep skimmer baskets and drains clear of debris to maintain proper circulation.
  • Report pump failure, freezing, or unusual noises immediately.


Do not shut off breakers or attempt pool repairs—contact management right away if issues arise.



6. Walkway Safety and Ice Awareness

Although ice events in DFW are infrequent, they still pose safety risks.


Tenants should:

  • Use caution on driveways, porches, sidewalks, and entryways.
  • Avoid creating ice hazards by washing vehicles or running sprinklers during freezing weather.
  • Notify management if shared or community areas become dangerously icy.



7. Know How to Contact 2912 Realty During Freeze Conditions

Prompt reporting is critical during freezing weather. Quick action helps limit property damage and allows for faster response and resolution.


Tenants should follow these guidelines:

  • Submit non-urgent maintenance requests through the tenant portal.
  • In the event of severe flooding or uncontrolled water flow, contact 911 immediately. Emergency services can assist in shutting off the water to prevent further damage. Once the situation is stabilized, contact your property manager right away.
  • For all other emergencies, contact your property manager immediately, including:
  • Active water leaks
  • Burst or frozen pipes
  • Heating system failure
  • Electrical hazards


 Do not delay reporting emergencies. Even minor issues can escalate quickly during freezing conditions, leading to significant damage and costly repairs.



Final Thoughts

Texas freezes may be short-lived, but the damage they cause can be extensive and expensive. As a tenant, your proactive actions help protect the home, prevent avoidable repairs, and ensure a safe living environment during extreme weather.


At 2912 Realty Property Management, we appreciate your partnership in caring for your rental home—especially when North Texas weather turns unpredictable. Proper preparation benefits everyone.




Written by Kevin Martin, CEO, & Anna King, Asset Manager

We specialize in managing mid-to high-tier single-family and condo properties throughout Texas, helping owners protect and grow their investments through smart, cost-effective upgrades.

Why Rain Gutters Are Important on Texas Rental Homes

by Anna King • 24 December 2025
Written By: Kevin Martin, CEO & Anna King, Asset Manager

Can a Roofer Really Pay Your Deductible in Texas? Here's What You Need to Know

by Anna King • 5 December 2025
When your home sustains damage and you’re dealing with an insurance claim, you may hear contractors say things like: “We’ll cover your deductible,” or “No out of pocket for you.” At first glance it sounds like a win — however, in Texas, those offers are not just unethical—they’re illegal. As your trusted partner in property management and investment protection, 2912 Realty wants you to know your rights, the law, and how to navigate the situation without putting your home or claim at risk. What the Law Requires In 2019, Texas passed House Bill 2102, which prohibits contractors (including roofers) from paying, waiving, or offsetting your deductible when they’re performing work that is at least partially paid for by your insurance claim. Key points: – As the policyholder, you must pay the deductible for your covered claim. – Contracts over $1,000 tied to insurance claims must include the bold legal notice required by law. – Contractors who absorb or waive deductibles risk a Class B misdemeanor, with fines and potential jail time. – Your insurer can withhold payment until you prove you paid your deductible. Why This Matters to You When contractors offer to “take care of your deductible,” they often inflate prices, use cheaper materials, or falsify invoices to hide the cost. That’s insurance fraud, and it can harm both your finances and your property value. Your insurance company can also delay or deny portions of your payout without proof that you paid your deductible. How to Protect Your Investment 1. Ask direct questions — walk away from “no deductible” offers. 2. Review your contract for the required Texas disclosure. 3. Keep receipts showing your deductible payment. 4. Hire local, licensed professionals with proven reputations. 5. Avoid any schemes or inflated invoices. Bottom Line If a deal sounds too good to be true, it probably is. The deductible is your responsibility under Texas law — and any contractor that says otherwise is crossing a legal line.  By staying informed and partnering with trusted professionals, you protect your property, your investment, and your peace of mind.

How Tenants Can Use ChatGPT to Make Their Residency More Enjoyable — And When They Shouldn’t DIY

by Anna King • 24 November 2025
Living in a rental home should feel easy, comfortable, and stress-free. Nobody wants to wait on maintenance for every little inconvenience, especially in a single-family home or individually owned condo where there isn’t an onsite maintenance person. These residents often experience longer wait times simply because repairs must be scheduled with outside vendors. This is exactly where ChatGPT can make life much more enjoyable for tenants. With quick, friendly guidance, tenants can solve many small annoyances in minutes instead of days. A quiet fix today means a calmer, more convenient living experience tomorrow. At the same time, it’s honest and fair to admit something important: When tenants safely handle small resets or basic troubleshooting, it reduces unnecessary maintenance calls. And that benefits everyone: Landlords save money by avoiding service fees for minor fixes. Tenants enjoy quicker comfort and may benefit from cost savings that help keep rental prices stable. Both parties experience smoother communication and fewer delays. This isn’t about shifting responsibility — it’s about empowering tenants with tools that make daily living easier while still protecting the property. Safe, Simple Fixes ChatGPT Can Walk Tenants Through 1. Resetting the Garbage Disposal ChatGPT can guide tenants through locating the reset button, clearing safe blockages, and performing basic checks. If the disposal immediately trips again, jams repeatedly, or won’t restart, that’s a sign of a deeper issue and should be reported. 2. Resetting the Thermostat or HVAC Breaker Sometimes the system simply needs a reset or a corrected setting. ChatGPT can help tenants confirm this quickly. But if the system keeps shutting off or struggles to heat or cool, the landlord must be notified. 3. Resetting a GFCI Outlet ChatGPT can explain how to locate the outlet and use the TEST and RESET buttons. If the GFCI keeps tripping, that can indicate moisture, an appliance problem, or wiring fault that must be reported immediately. 4. Simple Day-to-Day Troubleshooting ChatGPT can help tenants address small quality-of-life annoyances like: Shifting toilet seats Squeaky hinges Low refrigerator settings Beeping smoke detectors Clogged dryer lint screens Wi-Fi optimization tips When Tenants Should Not Use ChatGPT Some issues require a professional — no exceptions. Tenants should report the following immediately: Electrical issues, repeated breaker tripping, or burning smells Leaks, running water, or slow drains HVAC failures after a reset Gas smells or pilot light problems Structural concerns such as cracks, sagging, or ceiling moisture The Rule of Thumb If it’s a one-time reset or simple adjustment, ChatGPT is perfect. If it happens again — contact your landlord. The Win-Win Outcome When tenants use ChatGPT for small, safe tasks: They enjoy faster comfort. The home stays in better condition. Landlords avoid unnecessary service costs. True repairs get attention sooner. ChatGPT becomes a helpful partner, making rental living smoother, simpler, and more enjoyable for everyone involved.