Avoiding Common Winter Problems in Townhouse Condominiums
Ontario’s winters can be harsh, and recurring seasonal issues—such as ice damming, air leakage, burst or frozen pipes, concrete and asphalt cracks, poor air quality, and moisture-related damage—are often the result of preventable conditions. Reviewing key areas in the fall can help protect your unit and the building as a whole before cold weather sets in.
It’s important to note that what you as a unit owner are responsible for varies from condo to condo, especially in townhouse condominiums. In Ontario, the declaration, by-laws, and schedules of your condominium corporation define which components are common elements, exclusive-use common elements, or part of your unit, and outline how maintenance and repair obligations are divided. As a unit owner, you should be aware of what maintenance items fall under your responsibility versus that of the corporation.
1. Ice Damming and Water Infiltration
Ice dams form when warm air from inside the home escapes through the roof, melting snow that refreezes at the eaves. The resulting ice buildup traps water, which can back up under shingles and leak into ceilings or walls.
Preventive actions:
- Ensure attic insulation is continuous and adequate to reduce heat loss.
- Confirm attic ventilation is unobstructed; blocked vents trap warm, moist air.
- Clean gutters and downspouts to allow snowmelt to drain freely.
- Inspect and replace damaged shingles or flashing.
- If ice buildup occurs frequently, have the roof and attic assembly inspected by a qualified professional to identify and correct the underlying cause.
2. Air Leakage and Energy Loss
Air leaks through gaps in windows, doors, or the foundation cause heat loss and cold drafts. This forces heating systems to work harder, increasing energy costs, reducing comfort, and shortening equipment life span.
Preventive actions:
- Check for drafts around windows, doors, and wall penetrations using a tissue or incense stick (not an open flame).
- Seal leaks with weatherstripping or exterior-grade caulking.
- Inspect the foundation for cracks or gaps and seal appropriately.
- Replace worn or damaged door sweeps and gaskets.
3. Burst / Frozen Pipes
Pipes in unheated or poorly insulated spaces can freeze and burst, leading to significant water damage and costly repairs.
Preventive actions:
- Shut off and drain exterior hose bibs before freezing temperatures.
- Disconnect and store garden hoses.
- Insulate exposed piping in garages, crawlspaces, or exterior walls.
- Keep interior temperatures consistent, even in unused rooms.
4. Concrete / Asphalt Cracks
Concrete and asphalt are porous materials. When water penetrates and freezes, it expands, leading to cracks, spalling, or surface deterioration over time. Salt and poor drainage worsen the damage.
Preventive actions:
- Seal visible cracks and joints with an appropriate concrete or asphalt sealant before winter.
- Verify that grading directs water away from foundations and walkways.
- Clear debris from surface drains and catch basins.
- Avoid storing snow piles directly against foundation walls.
5. Moisture / Air Quality
Cold outdoor temperatures and reduced ventilation can cause indoor humidity to rise. Condensation forms on cold surfaces like windows or exterior walls, promoting mould growth and poor air quality.
Preventive actions:
- Watch for condensation on windows and damp areas on walls or ceilings.
- Run bathroom and kitchen exhaust fans during and after moisture-producing activities.
- Maintain indoor humidity between 30–40% during winter.
- Clean or replace furnace filters regularly.
- Ensure air supply and return vents are unobstructed.
Summary
Winter preparation is not only about comfort; it’s about protecting your home’s structure, finishes, and mechanical systems from preventable damage. By addressing the root causes of ice damming, air leakage, burst or frozen pipes, concrete and asphalt cracks, and indoor moisture and air quality issues, townhouse and condominium owners can ensure their homes remain safe, efficient, and resilient throughout Ontario’s winter season.
Before making any repairs or upgrades, always confirm which elements fall under your condominium corporation’s or your own responsibility as outlined in your Declaration and By-laws.
Evan Shkolnik
Cion