Owning rental properties can feel a lot like parenting. You’ve got to make sure everything’s running smoothly, keep up with repairs, and prevent disasters before they happen. But unlike toddlers, your rental property doesn’t scream when it needs attention—it just quietly breaks down. That’s why having a maintenance schedule is crucial. It keeps you organized, minimizes tenant complaints, and ensures you don’t wake up to a 2 a.m. text about a toilet that’s gone rogue. At Nesbitt Realty, we know a thing or two about keeping properties in tip-top shape, so let’s dive into creating the perfect maintenance schedule (with a few laughs along the way).
1. Start with the Big Picture: Annual Maintenance
First things first—there are some tasks that you only need to worry about once a year. But that doesn’t mean you should forget about them until the last minute. Here’s where your maintenance schedule comes in handy. Think of these as the "birthday parties" of property upkeep—big, important, and best planned ahead of time.- HVAC servicing: Your heating and cooling systems need some TLC at least once a year. Get them checked in the spring and fall, before they have to work overtime. You don’t want your tenants roasting in July or freezing in January. (Unless you’re aiming for complaints, in which case, carry on.)
- Roof inspection: We’ve already talked about the importance of keeping an eye on your roof. An annual inspection will save you from those dreaded emergency calls when the next big storm hits.
- Pest control: No one wants unexpected roommates—especially the kind with six legs. Annual pest control can help keep critters out and tenants happy. Because, trust us, when tenants see a bug, the blame always goes to the landlord, no matter how many crumbs they’ve left out.
2. Seasonal Tasks: Staying Ahead of the Curve
Just like you switch out your wardrobe with the seasons (well, maybe not, but humor me), your property needs seasonal attention too. These tasks aren’t as frequent as monthly chores, but they’re crucial to keeping your property running smoothly.- Fall: Clean gutters, trim back tree branches, and check for drafts or insulation issues before the cold weather hits. You don’t want a tenant waking up to a breeze... indoors.
- Winter: Check pipes to prevent freezing, ensure the heating system is functioning, and make sure you’ve got a plan for snow removal (for those of us in snow-prone areas). Nothing says “bad landlord” like an icy sidewalk.
- Spring: Test smoke detectors, give the exterior a fresh look with some pressure washing, and make sure the lawn care plan is set up. First impressions matter—especially when your property’s lawn looks more “jungle” than “manicured.”
- Summer: Service the A/C again (because no one likes a broken air conditioner in August), check for exterior paint touch-ups, and keep an eye on landscaping. Hot weather can be tough on the outside of your property, and your tenants will notice.
3. Monthly Tasks: The Bread and Butter of Property Maintenance
Monthly tasks are the backbone of your maintenance schedule. These are the routine chores that keep everything running smoothly and prevent little issues from becoming expensive problems.- Inspect for leaks: A small drip under the sink can turn into a major problem if left unchecked. A quick monthly inspection of plumbing areas can save you from a tenant’s soggy carpet woes.
- Test smoke and carbon monoxide detectors: Safety first! Plus, if something goes wrong, you don’t want to be caught off guard when the insurance company asks, “When was the last time you tested the smoke detectors?”
- Change air filters: Clogged filters lead to inefficient HVAC systems, which leads to higher utility bills (and grumpy tenants). Make it a monthly habit to check and replace those filters.
- Check outdoor lighting: You don’t want your tenants fumbling around in the dark because that one porch light keeps burning out. Plus, good lighting helps with safety and curb appeal.
