DenCO Property Management (DenCO) conducts a late-winter inspection of all rentals under our management to identify any needed repairs and ensure that key roofing, HVAC, and plumbing systems are in good condition. Regular maintenance not only ensures the longevity of rental assets but also enhances tenant satisfaction, safety, and retention.
What To Do When Denver Skips Spring
The winter and early spring of 2026 have been exceptionally warm and dry. Last week, the city broke its all-time March heat record with three straight days over 80 degrees. Now we are pushing toward 90 degrees. Many of our tenants are requesting to turn on the lawn irrigation system and evaporator coolers. Typically, we wait until Mother’s Day to turn these systems on. DenCO has been in business for almost 30 years and knows that early spring Denver weather can be full of surprises. For example, on the night of April 4, 2023, the temperature dropped from the 70s to 11 degrees. The same thing happened on April 11, 2022, when the temperature dropped from the 80s to 10 degrees.
What Happens to Sprinkler Systems and Swamp Coolers When There Is a Sudden Freeze?
When temperatures drop to below freezing, the water inside irrigation pipes, valves, and sprinkler heads freezes and expands, causing pipes to burst, valves to crack, and sprinkler heads to fail. The first thing we ask the tenants to do when it freezes hard is to check the yard and basement. The worst case is when the internal pipes in the house feeding the watering systems crack, causing basement flooding. Flooded basement wall and flooring repairs can cost tens of thousands of dollars. If a basement floods, renters should try to turn off the main water line or call us immediately. Typically, freezing cracks backflow preventers. The cracks usually send water geysers high into the air, making them hard to miss. Tenants should either turn off the water supply or call their property manager. The replacement cost for backflow preventers is about $600, including labor. Adding the cost of checking each sprinkler head and replacing them if damaged makes turning on an irrigation system in late March or early April a sketchy proposition.
The damage to evaporator coolers is similar. The water remaining in the reservoir, supply lines, pump, and distribution system can freeze and expand, leading to cracked pump housings, split water lines, damaged float valves, and warped reservoir pans. The first thing we ask tenants to do is turn off the water supply to the cooling system before it freezes. Like irrigation systems, the biggest risk is frozen water lines bursting inside walls. Water falling from the attic to the basement is never a good thing. The cost of replacing water lines, pumps, and other system components can add up.
DenCO understands the hot weather has come early this year. We will monitor Denver weather forecasts and reach out to our home rental tenants when we believe it is safe to turn on their irrigation and cooling systems. We will make appointments with each tenant when it is time to turn on these systems. In addition to watering and cooling, the following are key spring maintenance tasks to keep rental properties in good order.
Home Safety
Smoke and Carbon Dioxide Alarms: Colorado law requires at least one smoke alarm on every story of the rental property used as living accommodations – especially in bedrooms and hallways. Property managers must check all the fire and carbon monoxide detectors in each unit or home. Smoke detectors last about ten years, so replace older units. To test, push the small test button; if the alarm chirps, it is functional. Be sure to swap out the batteries in all devices each year.
Handrails: Inspect all indoor and outdoor handrails and steps for damage or wear. Get any problems fixed to avoid tenant falls and injuries.
Exterior Maintenance
Yard Cleanup: A strong lease clarifies that tenants must keep their yards, driveways, and other exterior areas free of trash and yard debris. Tenants are also responsible for shoveling walks when it snows and mowing lawns in the summer. Property managers who find trashy yards need to notify tenants to clean up around their homes. Fertilizing now sets the lawn to be green in the spring. Mulching helps retain moisture and control weeds as temperatures rise. Yard and garden maintenance improves the curb appeal of rentals.
Gutter and Downspouts: Clogged gutters and downspouts are a leading cause of damp basements. Heavy rains gush water over the gutter, which flows down the walls to areas below ground level. Property managers should remove all debris from the gutters and unclog any downspouts. Splash blocks or extensions should move moisture at least 4 to 6 feet away from the building.
Tree Inspection: Hanging branches pose a hazard and need to be removed. Property managers can ask their work crews to remove lower branches, but DenCO hires a professional tree service company to remove large or high branches.
Foundations and Exterior Walls: Repair any cracks found in foundations. Wet basement walls usually mean the splash blocks under downspouts are not directing water away from the home, or that hardscapes are not sloped away from the foundations. Both must be fixed to keep foundations and basements dry.
Window and Door Maintenance: Inspect windows and doors for drafts, broken seals, or damage. Repairing these can improve energy efficiency and lower tenant utility bills.
Spigots and Irrigation Vacuum Breaker: Check all outdoor spigots for dripping during the inspection. Replace the compression washers to stop any dripping. Sometimes, irrigation system vacuum breakers crack over the winter. Be sure to replace the breakers before turning on the irrigation system in the spring.
Heating and Cooling
Heating and cooling systems are complex machines with many moving parts. Well-tuned furnaces, boilers, and central air systems heat and cool more efficiently, lowering utility bills and saving tenants money. The late winter rental inspection will catch any problems early.
Central Air: Late winter is the ideal time to service rental property air conditioning systems before they are needed in the summer. HVAC companies become increasingly busy as summer approaches, so being proactive avoids delays if service is needed. Routine maintenance includes:
- Clean the condenser, including its coils, drains, and elements.
- Check connections and motors.
- Check refrigerant pressure.
- Lubricate moving parts.
Furnace Filters: Check the cleanliness and size of the furnace filters. If dirty, remind tenants of their responsibility to change them every 3 months or when they become dirty. If the wrong filter size is used, inform the renter of the correct size they need to purchase. Move any combustible materials, such as boxes and other flammable items, away from the heating system.
Thermostats: Thermostat checks are easier with two people. The person at the control adjusts the temperature until the heating or cooling system turns on, and the second person stationed at the system confirms it. Thermostat batteries need to be changed every year. Replace any older thermostats with programmable models to help tenants save on utility bills. These thermostats allow tenants to control heating or cooling by day of the week and time.
Water Heaters: Nobody likes taking a cold shower. Most likely, it is a simple fix, such as relighting the pilot light or replacing a heating element. We recommend replacing water heaters that are more than 10 years old. Water heaters in Denver last about 10 years because our cold water causes acid condensation on the outside of steel tanks. Over time, the condensation etches into the tank walls till failure. Periodically, drain the sediment from water heaters to prolong their life.
Plumbing
Water leaks are among the most common issues that property management companies encounter. There are many places where a water leak can occur, with just as many causes. For spring rental property maintenance, we focus on the following:
Toilets: Property managers need to check all the toilets at each rental they manage. Tighten the seats if they are loose, and properly align the flappers against the flush valve opening to stop running. Replace any old and cracked flappers. To save time and money, retrofit older toilets with float balls with modern assemblies. Modern kits include the flush valve, refill tube, and flapper in a single unit, making them easier to maintain.
Faucets: Dripping faucets are annoying and waste water—a drip per second wastes up to 3,000 gallons per year. Faucets have sink cartridges or compression valves that control the water flow. Compression valves wear out and are easy to replace. Sink cartridges need to be removed and replaced with the correct replacement.
Sink Cabinets: Check all sink cabinets for leaks or dampness. Check drains to make sure they are draining well. Ask a handyman to repair all leaks or call a plumber.
Garbage Disposals: An excellent way to reduce repair costs is to educate tenants on proper use. Inform them not to grind bones, egg shells, coffee grounds, grease, or fibrous vegetables such as artichokes and beans. Turn them on to confirm they work, and check the blades for rust.
Interior Maintenance
Walls and Floors: During the late winter inspection, property managers must note any damage to walls and wood floors. If severe, schedule repairs. If minor, repair them after the tenant moves out. Clean walls and floors are more inviting and help retain good tenants.
Refrigerators: Vacuum the dirty coils to maintain the compressor’s efficiency. Rentals with pets probably need their coils cleaned more than twice a year.
By adhering to DenCO’s spring maintenance checklist, our managers can ensure their properties remain safe, efficient, and appealing to current and prospective tenants. Spring maintenance also preserves the value of our owners’ rental property investments.
Owners looking for a property management company should consider DenCO. DenCO manages over 175 home, duplex, and apartment rentals in the DU, Washington Park, and other Denver neighborhoods and has been in business since 1999. Call us at 303-722-9688 or click here to complete a contact us form.
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