Fall (September to November)
- Clean gutters and downspouts after the leaves drop; make sure water leaves the downspout away from the foundation
- Check exterior caulk around windows, doors and trim; recaulk where it's cracked or pulled away
- Replace worn weatherstripping and door sweeps
- Replace the furnace or heat-pump filter and book the annual service with a licensed HVAC contractor
- Test smoke and carbon monoxide alarms and note their expiration dates
Winter (December to February)
- Disconnect garden hoses and cover outdoor faucets before the first hard freeze
- Make sure crawl-space vents and exposed pipes are protected; call a plumber for anything already leaking
- Walk the unit after big storms for roof leaks, ceiling stains and wet drywall
- Check that bathroom and kitchen fans work; condensation and mildew build up fast in a Northwest winter
Spring (March to May)
- Remove moss from roofs, walks and fences by hand or brush; chemical moss treatment for a client is pesticide work that needs a WSDA applicator license (ch. 17.21 RCW)
- Check grading and downspouts so spring rain drains away from the foundation
- Inspect fences, gates and posts for rot and lean after the wet season
- Check decks, stairs, handrails and guardrails for loose or rotted boards
- Plan summer exterior paint and stain work now, while painters have openings
Summer (June to August)
- Exterior paint and stain while it's dry; on homes built before 1978, paint that will be disturbed falls under lead-safe (RRP) rules
- Stain or seal fences and decks
- Pressure-wash walks and siding where the surface can take it (contain wastewater on pre-1978 painted surfaces)
- Clean dryer vents and check the outside damper flap opens and closes
- Line up turnover help early: summer is the busiest moving season
Every turnover
A turnover is the one time you can see everything. In Washington, the owner must make sure the smoke alarm works before a vacant unit is reoccupied (RCW 43.44.110). Use the same visit to check under sinks for slow leaks, test GFCI outlets and every door and window lock, look at the water heater, and photograph the unit for the next move-in checklist. Our rental turnover checklist covers the full list room by room.
Why owners with several rentals schedule it
One property is easy to keep up; five are easy to forget. A standing seasonal walk, done by the same contractor on every property, turns this list into a short report with photos and a priced list of what to fix now and what can wait. Most items are small; the ones that aren't (a slow leak, a failing deck board) are cheaper caught early.
Common questions
How often should a rental get a maintenance inspection?
There's no single legal schedule. A walk each season, plus a full check at every turnover, catches most problems early in the Northwest climate. Seattle rentals also face RRIO inspections, and Washington requires working smoke alarms before a vacant unit is reoccupied.
Can I have a handyman treat roof moss with chemicals?
Applying any pesticide product for a client, moss killers included, requires a Washington State Department of Agriculture commercial applicator license under chapter 17.21 RCW. Mechanical removal (brushing, scraping) doesn't.
Who services the furnace or water heater?
A licensed HVAC contractor or plumber. A handyman can change filters and spot problems, but repairs and service on heating and water heaters are licensed-trade work in Washington.
What's the most expensive thing to miss?
Water. Clogged gutters, failed caulk, a slow leak under a sink or a missed freeze can turn into rot, mold and drywall replacement. Most of the checklist is about keeping water out or catching it early.
Want a seasonal walk on all of your rentals? Send the addresses and we'll set up a schedule with a photo report per property. Request a free estimate or call or text (206) 247-5088. Own or manage two or more rentals? See how we work with landlords and property managers.
Sources
- RCW 43.44.110 - Smoke detection devices in dwelling units (Washington State Legislature)
- Chapter 17.21 RCW - Washington Pesticide Application Act (Washington State Legislature)
- Rental Registration and Inspection Ordinance: owners and managers (Seattle SDCI)
General information, not legal advice. Check current rules with the agency that enforces them.
