The first signs of fall are arriving in Southern Indiana. Temperatures are starting to cool, days are getting shorter, and before long furnaces will be running again.
For rental property owners, September and October provide an important window between the heat of summer and the first freezing temperatures of winter.
A few hours of preventative maintenance now can help avoid emergency furnace calls, frozen pipes, roof leaks, water damage, and other expensive problems later.
Whether you own one rental home or an entire portfolio, here are 10 things worth checking this fall.
1. Test the Heating System Before You Actually Need It
The worst time to discover a furnace isn't working is during the first cold night of the year.
Turn the heat on before temperatures drop significantly and verify that the system operates normally.
Check:
- Furnace filters
- Thermostat operation
- Supply and return airflow
- Unusual noises or odors
- Exterior exhaust and intake pipes where applicable
If a system showed signs of trouble last winter, don't wait for another cold snap to address it.
Preventative HVAC work is generally much easier to schedule than an emergency no-heat call.
2. Clean the Gutters and Check the Downspouts
Fall leaves can quickly overwhelm gutters.
When water can't drain properly, it can overflow next to the foundation, get behind fascia and siding, or contribute to problems when temperatures begin freezing.
Make sure gutters are secure and downspouts carry water away from the foundation.
This is also a good opportunity to look at the roof.
Missing shingles, damaged flashing, deteriorated pipe boots, and other small roofing problems are much easier to address before winter.
3. Disconnect Exterior Hoses
This one is simple—and easy to forget.
Disconnect garden hoses before freezing weather arrives.
A hose left connected can prevent a frost-free hydrant from draining correctly, potentially allowing water to freeze inside the fixture or plumbing.
If the property has conventional exterior shutoffs, determine whether those lines also need to be shut off and drained.
A five-minute task can prevent a very expensive water problem.
4. Look for Air Leaks Around Windows and Doors
Drafty windows and doors aren't just uncomfortable. They can increase heating costs and make tenants believe the furnace isn't working properly.
Inspect:
- Door weatherstripping
- Exterior door sweeps
- Window caulking
- Gaps around penetrations
- Damaged or missing seals
Caulk and weatherstripping are inexpensive compared with the energy lost through a poorly sealed building.
5. Walk the Exterior of the Property
You don't need to wait for an inspection to notice obvious problems.
Walk around the building and look up, down, and around.
Pay attention to:
- Loose siding
- Peeling paint
- Damaged soffit or fascia
- Foundation cracks
- Rotting wood
- Loose handrails
- Damaged steps
- Trip hazards
- Overgrown vegetation
Small exterior problems have a tendency to become larger after several months of freezing, thawing, snow, and ice.
6. Trim Trees Before Winter Weather Arrives
Look for dead branches, limbs hanging over the roof, and vegetation touching the building.
Snow, ice, and winter winds can turn a questionable tree limb into a roof or vehicle claim.
Vegetation against a building can also trap moisture and provide pathways for pests.
Fall is an excellent time to identify these problems before severe weather exposes them for you.
7. Pay Special Attention to Plumbing in Vulnerable Areas
Think back to previous winters.
Was there a pipe that nearly froze?
A bathroom on an exterior wall?
Plumbing running through a crawlspace?
A vacant property that was difficult to keep warm?
Those are the areas to address first.
Insulating exposed plumbing, sealing air infiltration, repairing crawlspace access doors, or adding appropriate freeze protection is much cheaper than repairing a burst pipe and the resulting water damage.
8. Test Smoke and Carbon Monoxide Detectors
Heating season makes this particularly important.
Verify that required smoke and carbon monoxide alarms are present and functioning, and address batteries or expired devices as appropriate.
Don't assume that because a detector worked at move-in it still works today.
Life-safety equipment deserves its own place on every preventative maintenance checklist.
9. Have a Plan for Vacant Properties
Occupied and vacant rentals are very different risks during winter.
If you have a vacancy, establish a cold-weather procedure before temperatures fall.
That may include:
- Maintaining adequate heat
- Regular property checks
- Monitoring utilities
- Checking for water leaks
- Securing windows and doors
- Winterizing when appropriate
A burst pipe in an occupied property may be noticed within minutes.
In an unattended vacant house, it can run for days.
10. Look at the Property Through a Tenant's Eyes
Finally, don't make the entire inspection mechanical.
Would you be happy coming home to this property every day?
Is the exterior clean?
Are the gutters overflowing?
Does the front door need paint?
Is the exterior lighting working?
Are there small maintenance requests that have been hanging around too long?
Preventative maintenance protects the physical asset, but it can also improve the resident experience.
And a resident who is happy with their home is generally much easier to retain than one who feels the property has been neglected.
Fall Maintenance Is About Getting Ahead
Good property management isn't simply responding quickly when something breaks.
A large part of it is identifying what is likely to break next—and doing something about it beforehand.
September and October provide a valuable window to address exterior repairs, HVAC concerns, plumbing vulnerabilities, and other preventative maintenance before Southern Indiana's winter weather arrives.
Not every repair can be predicted, of course. But every problem caught early is one less potential emergency in January.
At Rent Depot, we're using this time of year to do exactly that: catch up from the busy summer season, work through outstanding projects, and get the properties we manage prepared for the colder months ahead.
For property owners doing the same, now is the time to start. Winter will be here soon enough.
