Preventive maintenance is the most cost-effective strategy for protecting your rental property investment. By addressing issues proactively, you avoid emergency repairs, extend system life, and keep tenants happy. Here's your complete seasonal checklist.
Spring Checklist
- Inspect the roof for winter damage, missing shingles, and potential leaks
- Clean gutters and downspouts to prevent water damage
- Service the AC system before summer — change filters, check refrigerant, clean coils
- Inspect exterior paint and siding for peeling, cracking, or damage
- Check window and door seals for air leaks
- Test smoke and carbon monoxide detectors
- Inspect the foundation for cracks or moisture intrusion
- Service the lawn irrigation system
Summer Checklist
- Inspect and clean dryer vents — a major fire hazard when clogged
- Check for pest issues — ants, wasps, rodents are most active in summer
- Inspect decks and patios for structural issues
- Test all outdoor lighting and replace bulbs
- Check water heater — flush the tank to remove sediment
- Inspect plumbing for leaks under sinks and around toilets
- Touch up exterior caulking around windows and doors
Fall Checklist
- Service the heating system before winter — change filters, inspect burners
- Clean gutters again after leaves fall
- Inspect weatherstripping on all doors and windows
- Check insulation in attics and crawl spaces
- Drain and winterize outdoor faucets and irrigation
- Inspect chimney and fireplace if applicable
- Test the sump pump if the property has one
- Check for proper drainage away from the foundation
Winter Checklist
- Monitor for ice dams on the roof
- Check for frozen pipe risks — insulate exposed pipes
- Inspect the property after major storms
- Test GFCI outlets in bathrooms and kitchens
- Check smoke detectors — replace batteries if needed
- Monitor heating efficiency — unusually high bills may indicate problems
Monthly (Year-Round)
- Change HVAC filters (or every 2-3 months for pleated filters)
- Check for water leaks — look at water meter and under sinks
- Test garbage disposal and kitchen ventilation
- Inspect common areas in multi-unit properties
The ROI of Preventive Maintenance
Properties with regular preventive maintenance programs see 30-40% lower emergency repair costs, longer system lifespans, and higher tenant retention rates. A $200 seasonal inspection can prevent a $5,000 emergency repair. The math is simple.
Pro Tip
Create a maintenance calendar and stick to it. Better yet, work with a property management company that has a structured preventive maintenance program — it takes the guesswork and forgetting out of the equation.