Winters on Florida's Gulf Coast are mild compared with most of the country, yet a few cold nights each season can still cause real damage. Exposed pipes, irrigation equipment, pool systems, and tropical landscaping are the most vulnerable. Winter is also the drier season, which makes it a good time to inspect and repair before the next rainy season and hurricane season arrive.
The association's role is to keep common areas and amenities in good condition and to remind owners of steps they can take at home. The following checklist can be used by the board and manager.
Pipes and Irrigation Equipment
Water expands as it freezes, and a pipe that is full of water can split during a hard freeze. In Florida, the pipes most at risk are the ones above ground and exposed to the wind.
- Backflow preventers, irrigation valves, and exposed supply lines should be checked and insulated with covers or wraps before a forecast freeze.
- Hose bibs and outdoor faucets at clubhouses and pool buildings should be inspected for drips and cracks.
- Irrigation schedules should be reviewed with the landscape contractor. Watering during a freeze can leave ice on walkways and plants, and the system can often be set to run less in the cooler months.
- After a cold night, pipes and fittings should be checked for leaks.
Pools and Pool Equipment
Most Florida pools stay open through the winter, but the equipment still needs attention during a cold snap. Pumps, filters, and heaters should be checked by the pool service company, and freeze protection settings should be confirmed. Decisions about running the pump during a freeze, or covering equipment, should follow the pool contractor's guidance.
Winter is also a good time to inspect pool furniture, signs, gates, and safety equipment. Required signage and safety rules are discussed in
HOA pool safety: lifeguard vs. policy.
Landscaping and Trees
Tropical plants and some turf can be damaged by frost. Before a freeze, sensitive plants in common areas can be covered with cloth, not plastic, and covers should be removed the next morning. Cold-damaged plants should generally not be cut back right away. The landscape contractor can advise when pruning should begin.
Trees should be inspected for dead or weak limbs over walkways, parking areas, and buildings. Winter is a good time to have this work done before storm season.
Roofs, Gutters, and Building Exteriors
Florida roofs face sun, heavy rain, and wind more than snow, but the cooler, drier months are a practical time for inspections. A roofing professional should be asked to look for loose or missing shingles or tiles, damaged flashing, and soft spots. Gutters and downspouts should be cleared of leaves and debris so that water drains away from buildings.
Caulk and sealant around windows and doors can shrink and crack over time. Gaps should be resealed to keep out water and to help air conditioning run efficiently.
Gates, Fences, and Amenities
Gates, fences, and playground and sports equipment should be checked for loose bolts, rust, and worn hinges. Moving parts on entry gates should be lubricated and tested. Lighting at entrances, walkways, and amenities should be checked as well, since days are shorter in winter.
Heating and Air Conditioning
Heating is not used often in Florida, so systems in clubhouses and common buildings should be tested before the first cold night. Filters should be changed, and any burning smell or unusual noise should be reported to an HVAC contractor. A second check in spring helps make sure air conditioning is ready for the long cooling season.
Help With Seasonal Maintenance
Seasonal inspections and vendor coordination are handled for the communities managed by Condominium Associates. More on this work can be found in
facilities managers: what they do and why they matter. To talk about a maintenance plan for your community,
contact us.
