Fall Maintenance Checklist for Your Rental Properties

Get your Manitoba rentals winter-ready with this fall maintenance checklist for landlords, from furnaces and eavestroughs to alarms and drainage.

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If you own rental properties in Brandon or anywhere in the Westman area, you already know how quickly fall turns into winter here. One week the leaves are falling, the next you're scraping the windshield. A little time spent now, before the snow flies, can save you from frozen pipes, ice dams, unhappy tenants and expensive emergency calls in the middle of January.

At Just Call Joe Inspections, we see the same fall issues come up again and again across Westman. Here's a practical checklist you can work through for each of your rentals.

1. Exterior, Roof and Eavestroughs

Start with a slow walk around the outside of the building.

Clean out eavestroughs and downspouts. Leaves and debris trap water, which can freeze, back up under shingles and contribute to ice dams.

Check that downspouts discharge away from the foundation. Extensions or splash blocks should carry water well clear of the building.

Scan the roof from the ground (binoculars help, and leave the ladder work to a qualified roofer) for missing, curled or damaged shingles, lifted flashing, or damaged vents.

Look at siding, soffits and fascia for gaps, cracks or loose pieces where water, wind or pests could get in.

2. Windows, Doors and Weatherstripping

Drafty windows and doors make units uncomfortable and push heating systems to work harder.

Check weatherstripping around entry doors, patio doors and windows, and replace any that is cracked, flattened or missing.

Inspect caulking around window and door frames on the exterior and reseal gaps.

Make sure windows close and lock properly, and look for condensation between panes or rot in wood frames.

3. Heating System and Furnace Filters

In a Manitoba winter, heat is not optional. Make sure every unit's heating system is ready before it's needed.

Book a service for furnaces and boilers with a licensed heating contractor before the cold sets in.

Replace furnace filters, and set a schedule for changing them through the heating season. Decide whether you or your tenants are responsible, and put it in writing.

Keep the area around the furnace and water heater clear of storage, boxes and anything combustible.

Look at exterior exhaust and intake vents to make sure they aren't blocked, and plan to keep them clear of snow.

4. Plumbing: Outside Taps, Freeze Risks and Vacant Units

Frozen and burst pipes are one of the most disruptive winter problems a landlord can face.

Shut off and drain outside taps, disconnect and store garden hoses, and use any interior shut-off valves for exterior lines.

Find pipes in vulnerable spots such as exterior walls, crawlspaces, unheated garages and under sinks on outside walls, and consider insulating them.

Make sure everyone knows where the main water shut-off is, and that it works.

Have a plan for vacant units. Keep the heat on at a safe setting, check the unit regularly, and review your insurance policy's requirements for vacant properties.

5. Smoke and Carbon Monoxide Alarms

Fall is a great time to make alarm checks part of your routine.

Test every smoke alarm and carbon monoxide (CO) alarm in each unit and common area.

Replace batteries where needed, and check manufacture dates. Alarms don't last forever, so replace units that have reached the end of their service life.

Confirm CO alarms are installed where there are fuel-burning appliances or attached garages.

Review your obligations under Manitoba's residential tenancy rules and local fire and building codes so you know what's required in your properties.

6. Foundation, Grading and Drainage

Check that the ground slopes away from the building on all sides. Settled soil around the foundation can direct water toward the basement.

Look for cracks in the foundation and note their size and location so you can tell if they change over time.

Test the sump pump, if there is one, and make sure the discharge line is clear and won't freeze shut.

Watch for signs of moisture in basements: staining, efflorescence, musty smells or damp storage.

7. Attic, Insulation and Ventilation

What's happening in the attic has a lot to do with ice dams, heating costs and moisture problems.

Take a look in the attic (if it's safely accessible) for signs of moisture, frost, staining or mould on the roof sheathing.

Check that insulation is evenly distributed and hasn't been compressed or disturbed.

Make sure soffit and roof vents aren't blocked by insulation or debris.

Confirm bathroom and kitchen exhaust fans vent to the outside, not into the attic.

8. Safety: Walkways, Lighting and Your Snow-Removal Plan

Repair cracked or heaved sidewalks, steps and walkways before they're hidden under snow and ice.

Check handrails on stairs and steps to make sure they're secure.

Test exterior and common-area lighting, and replace burnt-out bulbs. Short days make good lighting even more important.

Set up your snow-removal plan now. Decide who clears walks, driveways, parking areas and fire exits, line up a contractor if you need one, and have ice melt or sand on hand.

9. Tenant Communication and Documentation

Good communication heads off a lot of winter headaches.

Send tenants a short winter-prep note covering thermostat expectations, filter changes, what to do if pipes freeze, how to report problems, and who handles snow removal.

Give proper notice before entering units, following Manitoba's residential tenancy rules.

Document everything. Take dated photos and notes of each unit's condition and the work you've done. This helps with maintenance planning, insurance questions and any disagreements down the road.

How a Professional Inspection Helps Landlords

A checklist goes a long way, but it's easy to miss things when you're managing several properties. That's where a professional inspection comes in.

A rental property inspection gives you an independent, visual look at the condition of your property, from the roof and exterior to the heating system, plumbing, attic and foundation. It can help you:

Catch issues early, before a small problem becomes a costly repair or a tenant emergency.

Document the condition of your property with a written report you can refer back to, which is useful for planning maintenance and keeping records.

Prioritize your to-do list, so you know what to tackle now and what can wait.

Just to be clear about what we do: Just Call Joe Inspections is a home and commercial property inspection company. We inspect and report on what we find. We're not a contractor and we don't do repairs, and we're not municipal building inspectors. Our job is to give you clear, unbiased information so you can make good decisions about your property.

Get Your Rentals Ready for Winter

Whether you own a single rental house, a duplex or a small commercial building, now is the time to get ahead of winter. If you'd like a second set of eyes on your property this fall, contact Just Call Joe Inspections to book a rental property inspection. We're proud to serve landlords and property owners in Brandon and across the Westman area.