Winter Property Maintenance Tips for Your Rental Property

• Most winter rental damage is preventable with early inspections and a clear maintenance plan.
• Landlord snow removal responsibilities vary by state and lease, so confirm who’s handling it before the winter season starts.
• Written clarity with tenants upfront is the simplest way to avoid costly disputes and liability year-round.

Winter can turn small maintenance issues into expensive repairs. A dripping outdoor faucet can become a frozen pipe, clogged gutters can contribute to drainage problems, and an unreliable heating system can quickly become an urgent tenant issue.

The good news is that most winter damage is preventable with the right preparation. This checklist outlines the essential areas to inspect before freezing weather arrives, along with key information to keep your tenants well informed throughout the season.

Before temperatures drop, check each of these areas:

• Heating system and furnace filter
• Smoke and carbon monoxide alarms
• Exposed and exterior plumbing
• Outdoor faucets, hoses, and irrigation systems
• Windows, doors, and weatherstripping
• Roof, gutters, and downspouts
• Trees and branches near the property
• Walkways, stairs, and exterior lighting
• Fireplace and chimney, if applicable
• Snow-removal equipment and supplies
• Tenant winter instructions and emergency contacts

Military landlords have an extra reason to stay ahead of seasonal maintenance. When you’re managing a property from another duty station, a small problem you might otherwise catch on a walkthrough can go unnoticed until it becomes a costly repair. Getting systems inspected, tenants briefed, and a local contact lined up before winter hits matters even more when you can’t be there in person.

Don’t wait for the first freezing night to find out the heat isn’t working. Have the heating system inspected or serviced when appropriate, and clean or replace furnace filters according to the manufacturer’s recommendations. Test the system early enough to address problems before consistently cold weather arrives.

Test smoke and carbon monoxide alarms as well. Replace batteries when applicable, and follow the manufacturer’s instructions and local requirements for testing and replacement.

Ask tenants to tell you immediately if the heat isn’t working normally, rather than relying on space heaters or waiting for the problem to resolve itself.

Frozen plumbing can cause costly water damage, so properties in freezing climates may require additional preparation.

Disconnect and store garden hoses. Depending on the property’s plumbing, you may also need to insulate outdoor faucets, shut off exterior water lines, or winterize an irrigation system.

Inside, identify plumbing in particularly cold areas, such as pipes along exterior walls, in crawl spaces, or in unheated areas.

Give tenants clear instructions for periods of extreme cold. That might include maintaining an appropriate indoor temperature, promptly reporting a loss of heat, and knowing how to contact you if they notice signs of frozen or leaking plumbing. Winterization needs vary by property and climate, so follow the recommendations appropriate for your plumbing system rather than assuming every property requires the same steps.

Check the weatherstripping around doors and windows for noticeable drafts. Repairing deteriorated weatherstripping or caulking appropriate gaps can improve tenant comfort and reduce unnecessary heat loss.

This is also a good opportunity to check that exterior doors close and latch properly.

Ask tenants to report significant drafts, moisture around windows or doors that aren’t closing properly.

Leaves and other debris can block gutters and downspouts, preventing water from being directed away from the property.

Before winter, check that gutters and downspouts are clear and securely attached. Make sure downspouts direct water away from the foundation and look for areas around the property where water regularly pools.

If roof work or gutter cleaning can’t be completed safely from the ground, hire a qualified professional rather than climbing onto an icy, wet, or steep roof.

Winter storms can put additional stress on already-damaged trees and roofs.

From a safe location, look for visibly damaged or missing shingles and other signs that the roof may need attention. Have a professional inspect issues you can’t safely assess yourself.

Check trees for dead, damaged, or overhanging branches that could threaten the home, vehicles, or other structures.

Never attempt to trim branches near power lines yourself. Contact the utility provider or a qualified tree professional.

Think about what happens when your tenant walks outside after the first snow or freeze.

Check exterior lights, stairs, railings, and walkways for obvious problems. If snow or ice is common in your area, make sure appropriate snow-removal equipment and supplies are available before they’re needed.

Most importantly, make it clear who is responsible for snow and ice removal. Responsibility may depend on your lease and local requirements, so don’t leave tenants guessing after the first storm.

If your rental has a fireplace, include it in your winter inspection.

Make sure tenants understand how to operate it safely and provide any property-specific instructions they need. Chimney and fireplace inspections or cleaning should be handled by a qualified professional when required.

If the fireplace isn’t intended for tenant use, make that clear before winter.

Not every property needs the same fall lawn routine.

Aerating, reseeding, and fertilizing may be appropriate depending on the grass type and local climate, while other regions require different seasonal care. Follow recommendations appropriate to your location rather than applying a one-size-fits-all winter lawn schedule.

For rental properties, prioritize issues that could affect the home itself: drainage, hazardous branches, winterization of irrigation, and vegetation touching or threatening the structure.

Your tenant shouldn’t have to figure out your property’s winter procedures during a freeze. A short written plan removes the guesswork and is one of the simplest ways to improve communication with your tenants year-round.

Before cold weather arrives, send them a short list covering:

• Who to contact if the heat stops working
• What to do if they suspect a frozen or burst pipe
• Where the main water shutoff is, if appropriate
• Who handles snow and ice removal
• Any steps required during extreme cold
• Fireplace instructions, if applicable
• Which maintenance problems should be reported immediately
• A local emergency contact if you’re unavailable

Military families may have lived in several climates before arriving at your property. Someone moving from San Diego to Minot, for example, shouldn’t be expected to automatically know the winter procedures that are specific to a North Dakota rental.

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Landlord snow removal responsibilities are largely governed by your lease agreement and applicable state and local law. Some jurisdictions place the duty to clear public sidewalks on the property owner regardless of what the lease says, while others allow landlords to assign that responsibility to tenants in writing. As a general guide:

• Landlords are typically responsible for common areas in multi-unit buildings, parking lots, and shared driveways, and often for maintaining safe walkways under local ordinance
• Tenants in single-family rentals are more commonly assigned snow and ice removal duties in the lease, but this varies by state
• Both parties should have written clarity before the season’s first storm

Before winter arrives, review your lease and confirm that it specifies who handles snow and ice removal. If it doesn’t, add a written addendum or send a written reminder that documents the agreed-upon responsibility.

If you’re managing a property remotely from another duty station, make sure a local contact can step in when a storm hits and your tenant can’t or won’t handle removal. Don’t assume, and don’t let a gray area become an injury claim.

A vacant property needs its own plan. Don’t assume that because nobody is living there, there’s nothing to maintain.

Before leaving a property vacant during cold weather:

• Determine how the heating system should be maintained
• Follow appropriate plumbing winterization procedures
• Arrange for someone local to periodically check the property
• Make sure snow, ice, and exterior maintenance are handled
• Confirm that you can be reached if a problem is discovered
• Review any vacancy-related requirements with your insurer

This is particularly relevant for military owners who PCS before finding a tenant or have a gap between occupants.

Some routine tasks may be appropriate for tenants, while property repairs, major maintenance, and safety-related work generally require landlord or professional involvement. Your lease and applicable state and local requirements can also determine responsibility.

Before winter, review the lease and send tenants a written reminder outlining which seasonal tasks they’re expected to handle and which problems they should report to you.

The goal of winter maintenance isn’t to complete the longest checklist possible. It’s to identify the problems most likely to become expensive, unsafe, or difficult to fix once cold weather arrives.

If you manage your rental from another duty station, make sure your tenant knows what to report, who to contact in an emergency, and which winter tasks they’re responsible for. It’s also a good idea to have a trusted local contact or property manager who can respond when you can’t be there in person.

A clear winter maintenance plan can help protect your property and make the colder months easier for both you and your tenant.

List your property on AHRN to connect with military members and their families seeking housing near their next duty station.