Fall Rental Property Maintenance

Ice and snow can wreak havoc on even the most secure properties as it becomes colder. Fall rental property maintenance can save property management companies and home investors time and money. For example, if it rains or snows in the winter and the roof leaks, roofing contractors will be contacted when they are at their busiest, which means delays and higher costs. In the fall, contractors may not charge as much because they need the work. Property managers can avoid problems by conducting annual fall maintenance on their rentals. Otherwise, the inconvenience to tenants drastically increases as property managers stage repairs because renters are home more during the year’s colder months.

Bi-Annual Inspection

DenCO Property Management & Sales (DenCO) inspects its rentals twice a year. Fall is an excellent time to schedule inspections to identify any needed repairs to keep the home habitable, warm, and tight. Also, bi-annual inspections allow the property manager to determine whether the tenant is complying with the terms and conditions of the lease. Scratches, dings, and repairing older appliances are considered wear and tear and the landlord’s responsibility. However, suppose the inspection finds holes in the wall, broken windows, or pet damage. Any repair costs should be communicated to the renter and deducted from the security deposit when the tenant moves out. Click here for more information about bi-annual inspections.

Maintenance Responsibilities in Lease

Typically, the lease states all property manager and tenant maintenance responsibilities. The renter takes care of minor maintenance and regular upkeep of the home, such as mowing the lawn, shoveling the walks when it snows, changing the furnace filters, and taking out the trash. The property manager oversees structural, plumbing, appliance, heating, and electrical projects. Fall maintenance keeps the property manager ahead of any wear and tear issues and prepares the home for the winter. Below are DenCO’s fall rental property maintenance recommendations.

Annual Heating System Inspection

Heating is considered a necessity by the State of Colorado, so a well-working heating system is a legal requirement for rentals. There are legal penalties if tenants are without heat for an unreasonable amount of time. We recommend cleaning and servicing the furnace in the fall because most tenants will turn them on in October. Also, annual maintenance extends the life of the furnace and boiler and increases system efficiency.

Water heaters last about ten years in Denver because our cold water creates condensation on the exterior of steel water storage tanks inside the heater. Over time, this slightly acidic condensation etches the tank’s walls until failure, causing extensive water damage or basement flooding. We recommend replacing any water heater older than eight years to avoid any problems. Annual maintenance is a must if the rental has an older water heater.

Inspect the piping to and around the furnace and water heaters for natural gas leaks. Also, check gas appliance vents for carbon monoxide and ensure all fire extinguishers are functional and strategically located. Install carbon monoxide detectors to comply with Colorado law. Check the sensors and make sure they are operational.

Roof Inspection

A sound roof is considered a necessity by the State of Colorado. Regular maintenance reduces the escalated expenses associated with older roofs and lessens the need for unpredictable and expensive repairs. Emergency repairs during the winter can be highly inconvenient because of the difficulty of staging roof work in an occupied home. Before a roof gets buried in snow, inspect it for missing shingles or damaged vent and pipe flashing. A reputable roofing company can estimate when a roof needs to be replaced, allowing property managers to plan for future capital expenditures for their owners.

Cleaning Gutters and Downspouts

Water shooting off roofs after heavy rain or snowstorms will cascade down walls into the interior of homes if the gutter and downspouts are clogged. Maintenance includes:

• Blowing out the gutters.
• Clearing any obstruction from the downspouts.
• Ensuring the water is directed away from the residence after it exits.

Tree Pruning

City forest departments expect homeowners and property management companies to meet city tree ordinances. They are:

• Stop signs are visible from at least 150 feet away
• Tree branches are at least 13.5 feet above streets and alleyways
• Tree branches are at least 8 feet above sidewalks

Damaged or unhealthy trees can become a liability and a hazard to tenants and the general public. In most cases, the renters notice the tree problem and contact the property manager. On the other hand, a city forest office finds or learns of a tree problem in a public right-of-way and issues a citation. Click here for more information about property owners’ responsibilities in caring for and maintaining trees.

The bigger the tree, the more important this task becomes during each fall rental property inspection. If the stems are too high or immense, hire a tree service company for pruning or removal.

Fireplaces & Chimneys

Rentals with fireplaces need their walls and chimneys checked. Any cracks need patching, and chimneys need periodic sweeping to remove any accumulated pitch.

Sealing Driveway Cracks

Driveway maintenance goes a long way in extending the life of pavement areas. During the winter maintenance inspection, work crews should seal any cracks found on driveways. These cracks will expand and grow if ignored, further deteriorating the concrete. The property manager should call a concrete company for repair if the concrete is highly cracked and obtain a quote for replacement. The estimate will help the property manager and owner with capital budget planning.

Attic Inspection

It is an excellent idea to peep into the attic and look for roof leaks or pest infestations. It is better to catch any problem early before it becomes a major nuisance requiring fixing.

Weather Proofing

A weather-tight home becomes a market differentiator as utility costs increase in Denver. Sealing gaps around vents, pipes, windows, and doors insulate homes and lowers tenant utility bills. Also, filling in these gaps help keep rodents out of the interior of homes.

Pipes can freeze in the winter and split. During the winter rental property maintenance visit, walk around the exterior and look for uninsulated lines. If any are found, cover them in foam sleeves to guard against them rupturing during polar plunges.

Winterize Lawn Sprinkler Systems

Blow out the rental home’s lawn irrigation system before the first freeze. Drain any water between the shut-off valve and the house service line. Please remember that October polar plunges happen in Denver, so plan accordingly.

Decks, Patios, Fences, Retaining Walls, and Other Landscape Features

Check all outdoor living spaces and structures in the fall for problems like loose boards and bricks. Any item that can cause tripping or bodily injury needs to be repaired or replaced in a reasonable amount of time to avoid tenant accidents.

Rake the Leaves

If the tenant opts out of raking leaves in the fall, it is a good idea to take up and remove them. Removing and disposing of leaves protects the lawn and garden, prevents slipping hazards when it rains or snows, and keeps the next-door neighbors happy.

Tenant Tips for the Extended Holidays

If the tenant is going on an extended holiday in the winter, be sure to ask them to set the thermostat at 60 degrees before they leave. Denver is known for its polar plunges; if they forget and the temperature drops, water pipes could freeze inside the home, causing extensive water damage. Tell them to open the cabinet doors under sinks during their absence so warm air can reach the plumbing. Also, turning off the valves to exterior sillcocks avoids unpleasant surprises when the pipes thaw. All exterior faucets should be covered.

Property owners, if you are looking for a professional property management company that can handle all rental issues, please consider DenCO Property Management & Sales (DenCO). DenCO manages over 150 rentals in the DU, Washington Park, and other neighborhoods in the Denver area and has been in business since 1990. Call us at 303-722-9688.