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Writer's pictureJai S

The Rain Is Here : Essential Maintenance Tips for Landlords

As the rainy season arrives in Western Washington, so do potential maintenance challenges for property owners. Rain doesn’t just mean a cozy atmosphere—it also brings moisture, which can damage structures, erode landscaping, and invite pests if properties aren’t adequately prepared. For small to mid-size landlords, proactive maintenance can be the difference between a well-protected rental and costly repairs. Here’s a breakdown of key maintenance tasks to help you prepare your property for the season and protect your investment.


The Rain Is Here: Essential Maintenance Tips for Landlords
Roof & Gutter Inspection

1. Roof and Gutter Inspection

Why It Matters: Roof leaks are more likely to appear in the rainy season, and clogged gutters can lead to overflow that damages siding and foundations.

What to Do:

  • Inspect the roof for missing or loose shingles and damaged flashing.

  • Clear gutters of leaves, dirt, and debris to prevent blockages.

  • Consider adding gutter guards to reduce seasonal clogs.

  • Check downspouts to ensure they’re channeling water away from the property’s foundation.

Tip: Schedule a semi-annual roof and gutter check-up to catch minor issues before they escalate. A small fix now can prevent a major headache later.


2. Foundation and Drainage Maintenance

Why It Matters: Excessive rain can weaken the foundation, especially if water pools around the property. Proper drainage channels water away from the building, preserving its structural integrity.

What to Do:

  • Grade soil around the foundation to slope away from the building.

  • Check for cracks or gaps in the foundation and have them professionally sealed.

  • Inspect French drains or other drainage systems to ensure they are free of debris and functional.

Tip: Installing splash blocks or extending downspouts can help keep rainwater from pooling near the foundation.




The Rain Is Here : Essential Maintenance Tips for Landlords
Windows & Door sealing

3. Window and Door Sealing

Why It Matters: Drafty or leaking windows and doors allow moisture in, leading to mold, mildew, and higher energy bills.

What to Do:

  • Check the caulking and weatherstripping around all windows and doors; replace as needed.

  • Look for any condensation between window panes, which can indicate seal failure.

  • Tighten or adjust any loose window and door locks to ensure a secure seal.

Tip: Keep an eye out for water stains around windows after a heavy rain, as this could signal a leak.


4. Basement and Crawl Space Protection

Why It Matters: Basements and crawl spaces are particularly vulnerable to water intrusion, which can lead to mold growth and structural issues.

What to Do:

  • Install a sump pump if your property is prone to basement flooding. Test any existing sump pump to confirm it’s operational.

  • Inspect crawl spaces for standing water and consider adding vapor barriers to prevent moisture buildup.

  • Ensure basement windows are secure and consider installing window well covers.

Tip: Regularly inspect basements and crawl spaces for musty smells or damp walls, as these can be early indicators of water intrusion.




The Rain Is Here : Essential Maintenance Tips for Landlords
Exterior Paint and Siding

5. Exterior Paint and Siding

Why It Matters: Rain can wear down exterior paint and siding, leading to moisture damage and rot. Protecting the exterior preserves the property’s curb appeal and structure.

What to Do:

  • Check for peeling paint, especially around windows and doors, and touch up or repaint as necessary.

  • Inspect siding for cracks, gaps, or mold. Clean and repair where needed to keep it water-resistant.

  • If your property has wooden trim, ensure it is sealed and repainted regularly to avoid water damage.

Tip: A fresh coat of paint every few years protects against the rain and adds to the property’s appeal.




The Rain Is Here : Essential Maintenance Tips for Landlords
HVAC System

6. Heating System and Ventilation Check

Why It Matters: With cooler, damper weather, tenants are likely to use heating systems more frequently. Additionally, proper ventilation is essential to prevent excess moisture buildup indoors.

What to Do:

  • Schedule a professional inspection of the HVAC system to ensure it’s in good working condition.

  • Clean or replace filters in heating systems for efficiency and cleaner air.

  • Ensure exhaust fans in kitchens and bathrooms are working effectively to reduce indoor humidity.

Tip: Consider installing humidity monitors in bathrooms and kitchens to keep moisture levels in check.

7. Pathway and Driveway Maintenance

Why It Matters: Rain and cold weather can worsen existing cracks in pathways and driveways, creating trip hazards and potential entry points for water.

What to Do:

  • Patch up any cracks in concrete or asphalt pathways and driveways before they widen.

  • Add slip-resistant mats to exterior stairs or landings for tenant safety.

  • Clear any drains near pathways to prevent water pooling and potential icy patches during colder months.

Tip: De-icing products can keep pathways safe for tenants during the wet, chilly months, especially if freezing temperatures are expected.


8. Interior Mold Prevention

Why It Matters: High indoor humidity can lead to mold, which not only damages the property but can also be a health hazard.

What to Do:

  • Use dehumidifiers in damp areas of the property, especially during high rainfall.

  • Remind tenants to keep a lookout for mold growth around windows, kitchens, and bathrooms.

  • Provide guidance on proper ventilation and cleaning techniques to tenants if they encounter mild mildew.

Tip: Encourage tenants to notify you immediately if they notice any signs of mold, allowing you to address the issue promptly.


A Final Word on Preparation

By preparing your property for the rain, you’re not just protecting your investment—you’re creating a safe, comfortable environment for your tenants. Staying on top of seasonal maintenance tasks helps you avoid costly repairs and extend the lifespan of your property’s key components. For small to mid-size landlords, regular inspections and simple preventative measures make a world of difference in maintaining a property’s value and tenant satisfaction.

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