I'm looking for ideas on how others handle situations like this.

We manage a few Class C properties, and lately we've had multiple severe storms, including a tornado about 30 minutes away. It's not un-common for the power to go out, and on rare occasions when that happens, the water can also stop working because the local water system relies on electricity to operate its pumps.

I'm finding that a few residents become very anxious during these outages and expect an immediate response. If I don't reply to a text within minutes, they'll often send multiple follow-up messages instead of calling for what they consider an emergency.

Each time this has happened, I've either gone to the property or sent someone to investigate, only to confirm it was a utility company outage that was already being addressed. In those situations, there isn't much we can do beyond confirming the outage and waiting for service to be restored.

I'm trying to figure out how to better educate and empower residents to check for utility outages before reaching out, while still making them feel supported.

Has anyone implemented a good process for this? For example:

Welcome packet instructions or a "what to do during an outage" guide?

Automated text responses with links to local utility outage maps?

Resident education at move-in?

Clear guidelines on when to contact management versus the utility company?

NE: I usually ask that first, and it is typically met with silence. This may be because they live outside city limits in the county, where they must step outside to see neighboring homes.

@Oregonwoodsmoke Thanks. In this case, I walked them through resetting the breakers, went onsite, and confirmed with the utility company that it was a widespread outage. To reassure them, I even had an electrician come out and later return after power was restored to reset the breakers and show them how to do it themselves.

I'm really looking for ways to better prepare your youngest residents for situations like this. Most of our residents can do basic troubleshooting and understand the difference between a utility outage and a property issue, but these residents become very anxious during home-related situations. I'd love to hear how others educate residents and build their confidence.

"Welcome packet instructions or a "what to do during an outage" guide?"

Yes to both. I give them a move in "Welcome Home" binder (thanks Jeffrey) and in it I may place guides to certain things (thanks Bananza) such as checking and resetting breakers, or in this case, things that may happen during a utility outage and how to verify it.

multiple breakers don't trip or need to be reset during a power outage or after restoration of power.

"they must step outside to see neighboring homes" is too much for them to do???? Instead they expect you (and you accommodate them) by driving over there and see if there's any lights on in any nearby homes? Maybe they could (God forbid) knock on a neighbors door and ask them if they have power or not. Or, they could call the utility to find out. Instead, they call you.....

I love the responses from 6x6 & Tim.

Put a typewriter on the table you are going to sit down at for orientation.

I am a professional landlord and Building Contractor for the past 48 years. I took specialized trade courses in College on Power Systems, Battery Development, Back up Systems and Solar. As a Licensed Plumbing Contractor, I also have developed water back up systems. So your problem is RIGHT UP MY ALLEY!

Some of my clients in the Hollywood Hills have smaller sized Propane Tanks to operate their Furnace and Water Heaters. Then they get a Generac Home Standby System with an automatic startup and transfer switch. They spend $10,000 plus for something that may or may not work, or will consume too much fuel and replacement fuel delivery service aren't allow to use mountain roads during a storm because of possible wash outs.

Then I show up. I explain first about their choice of power generation. The massive Generac has a standard engine that runs a 3600 RPM, burning fuel regardless of the power consumption.

Instead of getting a system that can run everything at once, and drain her propane tank quickly, they can have an:

Inverter Generator that adjusts it's consumption rate by reducing it's speed from the 3600 RPM's to only 1960 RPM's, using less than half the fuel when not at full capacity. This generator can run on a single, duel or even tri-fuel. Gasoline, Propane or Natural Gas. So what ever they have, can be used to keep the lights and heat on.

That generator and manual transfer switch is under $2,000.

Then for $300, or less, they can purchase a used 375 gallon water tank that was used by the food industry to transfer food bi-products.

They can buy several and stack them on each other. They they can purchase a On Demand Water Pump, using 12 volts or 120 volts. It can tie into their water system, thru a house to a hose spigot, and when the City Water Supply fails, they turn on the auto back up pump and when any water draw is detected and the line pressure goes down below 30 pounds, the pump will take water from the tanks and pump them into the house.

A friend of mine purchased 4 homes in Lancaster. They City Water, Sewer, Gas and Power were never reliable.

So I tied the 4 homes to underground conduit and ran the power lines to a middle house with a large yard. I installed a 9500 watt invert generator that makes around 50dba in noise. At night, standing 30 feet away, you can not hear it run. Then I installed a shed next to the generator and put there several Propane tanks. 100 pound, 40 pound and 20 pound. May of each on a common manifold. SO when the 100 pound tanks ran out, and they started to use the 40 pound tanks, anyone could take the smaller tanks for an "exchange" or "refill". But anyone with a truck could transport up to 1000 pounds of propane in the open bed or the truck.

So they had power for the 4 homes that could last almost 1 month.

Then 1 house had a swimming pool. I installed a solar system with Lithium battery back up. This operated the backup on demand water sy stem going to the 4 homes. We also had 4 each 376 gallon tanks with fresh water for drinking.

During the last storm, my friend had two vacant homes out of the 4. That area in not easy to rent. But when half the town was without full utility service, she rented those two home in 1 day. She went to the local food market with a sign. House for rent with water, power and sewer back up..

I had also installed an above ground septic system, and a trash pump to dispose of the homes waste water.

So you could get a $500 generator. A $300 water tank. a $200 propane tank and set up a back up system so you need not worry about outages.

That's what I've done to my Hollywood Hills rental, Marina Del Ray Rental, my Woodland Hills Ranch and other properties.

Piece of Mind has a price. Robert

Mandating renters' insurance comes in handy in such cases.

Reach out to them, let them know to shut off the power to your electric HWT so the elements don't short out. Let them know you empathize with them, but a municipal function isn't in wheelhouse. Not having power for an extended amount of time in extreme environments would be a valid reason to claim a place isn't habitable. But it's not your fault.

If they're younger people, is there not a local rants-and-raves Facebook group? That's usually where our people in our rural community communicate. It helps us identify how widespread or localized a particular outage is, confirm what people have already heard from the entities that control whatever is being discussed, etc.

Sometimes it's about power outages. Sometimes it' gas leaks. Or loud noises. Or water disruptions. Or how much rain did we get. Or information about hail, tornadoes, or other things.

Some of our people live in our small town, but others live in smaller ghost-town communities in the area, or outside the city limits proper. But it's a nice way to be connected.

If you don't have a local rants + raves page, create one and encourage people to join. Being out in the countryside is a little isolating, so it's a nice way to still have community. Once you get enough members, it should be self-sustaining.

One of the main electric utilities in this area has an email and text chain set up. They let you know what is happening, when they think it will be completed and when it actually is completed. They even started warning people about the possibility of service loss because of bad weather.

Not only do I not cover spoiled food, I no longer warrant the refrigerator at all. My lease states it is supplied as a bonus in case they do not have one available. If it dies I will remove it, no charge. I usually fix them or replace them, but it is all tenant dependent.

This reminds me of a tenant that told me I had to get her a generator because the ice storm took out the power to the entire town. She went on and on about her boyfriend needing the power on for his breathing machine.

"they must step outside to see neighboring homes", then they should step outside side to see what happen. The time it takes for them to do that is under one minute compared to you driving there (which would take a lot more time round trip).

Thank you, everyone, for your valuable feedback. I've read through all of your comments and have taken them ALL into consideration.

A special thank you to 6x6 and DJ for the suggestions. We'll be adding this information to our welcome binder so future residents have these resources available from the start. We also have upcoming in-person inspections for both doors, which will give us an opportunity to provide a hands-on refresher and make sure everyone feels comfortable with these basic procedures.

Deanna, I also think your idea of a local Facebook group is wonderful, especially since there isn't one currently. Being a small town with smaller clusters, I can definitely see the value in having a place for neighbors to share information and resources. My only hesitation is taking on the additional administrative responsibility of managing a group right now. We've seen a few local admins step away from their groups, leaving them archived or in need of a new volunteer admin, so I just want to be mindful of that voluntary self commitment.

I've also sent the girls a one-page email and a short text with instructions on what to do if they experience a water or power outage, including how to determine whether it's a neighborhood outage, phone numbers to call, and a few tips on preparing during monsoon season.

BTW: I had the electrician show both of them how to safely reset a tripped breaker and explain what breakers do. My goal was to provide education and build their confidence so they feel comfortable handling simple situations when they come up.

To each their own. I rent houses. I'm not trained, nor do I have the desire to be an educator or social work.

Tenant- calls, and says they have no power...