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.
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.
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.
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.
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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