Taking care of rental properties means doing simple fixes and regular upkeep to avoid big problems. A smart mix of basic repairs and routine checks saves money and keeps tenants happy.
Regular maintenance and quick fixes can stop small issues from becoming costly repairs, saving landlords an average of $3,000 per year per property. Good maintenance also helps keep property values up and makes renters want to stay longer.
Smart property owners keep basic tools on hand and know when to handle simple jobs themselves or call experts for complex work. This guide covers the key skills and tips that make property maintenance easier and more effective.
Assessing the Property
Regular property inspections help prevent major repairs and maintain safety standards. A systematic approach identifies issues before they become expensive problems.
Safety First: Identifying Hazards
Check smoke detectors and carbon monoxide alarms monthly. Replace batteries twice per year.
Inspect electrical outlets and switches for signs of damage or discoloration. Look for exposed wiring or loose connections.
Test GFCI outlets in kitchens and bathrooms to ensure proper function. Replace any that fail testing immediately.
Examine handrails, stairs, and deck supports for stability. Fix loose components right away.
Look for water damage around windows, doors, and ceilings. Address leaks promptly to prevent mold growth.
Initial Inspection Checklist
Essential Areas to Check:
- Roof condition and gutters
- Plumbing fixtures and pipes
- HVAC system operation
- Window and door seals
- Foundation cracks
- Appliance function
- Wall and ceiling surfaces
Document all findings with photos. Create detailed notes about existing damage or wear.
Keep records of inspection dates and findings in a digital or paper system.
Determining Maintenance Priorities
Create three categories for maintenance tasks: urgent, soon, and monitor.
Urgent Tasks:
- Safety hazards
- Active leaks
- Electrical issues
- Broken heating/cooling
- Structural concerns
Soon Tasks:
- Worn flooring
- Aging appliances
- Peeling paint
- Minor repairs
Check weather forecasts when planning outdoor maintenance work. Schedule indoor projects during bad weather.
Set up a maintenance calendar to track regular tasks and upcoming repairs.
Plumbing Essentials
Regular plumbing maintenance prevents costly repairs and keeps rental properties functioning smoothly. Quick fixes for common issues like clogs and leaks help maintain tenant satisfaction and property value.
Unclogging Drains and Toilets
Start with a plunger for most clogs. Use the right type – a cup plunger for sinks and a flange plunger for toilets.
Pour 1/2 cup baking soda followed by 1/2 cup vinegar down slow drains. Wait 15 minutes, then flush with hot water.
For stubborn clogs, try a plumber’s snake or auger. Insert it slowly into the drain and turn the handle clockwise to break up blockages.
Professional drain cleaners can damage pipes. Avoid chemical cleaners with harsh ingredients like sulfuric acid or lye.
Fixing Leaky Faucets
Turn off the water supply before starting repairs. Place a plug in the drain to prevent losing small parts.
Common leak causes:
- Worn-out O-rings
- Damaged washers
- Loose packing nuts
- Corroded valve seats
Replace washers and O-rings annually. Clean mineral deposits from aerators every 6 months.
Keep a basic faucet repair kit with washers, O-rings, and seat wrench on hand.
Routine Pipe Maintenance
Check exposed pipes monthly for leaks, corrosion, or unusual sounds. Look for water stains or mold on walls and ceilings.
Test water pressure annually. Normal pressure ranges from 40-80 PSI. Install a pressure reducer if readings exceed 80 PSI.
Insulate pipes in unheated areas to prevent freezing. Use foam pipe sleeves or heat tape for exposed pipes.
Keep trees and shrubs away from sewer lines. Roots can infiltrate and damage underground pipes.
Run hot water down drains weekly to prevent grease buildup.
Electrical System Basics
Safe electrical maintenance keeps rental properties functioning and prevents hazardous situations. Simple tasks like resetting breakers and replacing outlets can be done by property owners with proper safety precautions.
Resetting Circuit Breakers
Circuit breakers protect electrical systems by cutting power when circuits get overloaded. Before resetting a breaker, unplug appliances on the affected circuit to reduce the load.
Locate the electrical panel and find the tripped breaker – it will be in the middle position between ON and OFF. Push the breaker fully to OFF first.
Wait 30 seconds, then firmly push the breaker to the ON position. If it trips again immediately, call a licensed electrician as this indicates a serious problem.
Replacing Light Switches and Outlets
Safety First: Turn off power at the circuit breaker and test the outlet/switch with a voltage tester before starting any work.
Remove the cover plate and unscrew the old device from the electrical box. Note which wires connect where – taking a photo helps.
Wire Connections:
- Black (hot) wire connects to brass screws
- White (neutral) wire connects to silver screws
- Green or bare copper (ground) wire connects to green ground screw
Attach wires to the new device in the same configuration. Secure all connections tightly and mount the device back in the box.
Test the new installation after restoring power at the breaker panel.
Walls and Painting
Regular wall maintenance and proper painting techniques help preserve rental properties and keep them looking fresh. Professional-looking results come from careful preparation, selecting quality materials, and using the right methods.
Drywall Repair
Small holes from picture hangers need spackling compound and a putty knife. Apply the compound, let it dry, and sand until smooth.
For medium holes up to 6 inches, use a drywall patch kit. Cut away loose material first, then apply the adhesive patch and cover with joint compound. Sand between coats.
Large holes require a piece of drywall cut to fit. Secure it with drywall screws into the studs. Apply joint tape and compound in thin layers, feathering the edges. Sand after each coat dries.
Choosing the Right Paint
Eggshell finish works best for living spaces – it resists stains and cleans easily. Use semi-gloss in bathrooms and kitchens for better moisture resistance.
Paint Quality Levels:
- Economy: Good for quick rental turnover
- Mid-grade: Best value for most applications
- Premium: Worth it for high-traffic areas
Choose neutral colors like beige, gray, or warm white. These appeal to most tenants and hide minor imperfections better than dark or bright colors.
Painting Tips For a Professional Finish
Remove all switch plates and outlet covers. Use painter’s tape to protect trim, windows and doors.
Start with a clean surface. Wash walls with TSP cleaner and repair any damage before painting.
Use quality tools:
- 9-inch roller with 3/8 inch nap
- 2-inch angled brush for cutting in
- 5-gallon bucket with roller grid
Apply two thin coats rather than one thick coat. Paint in a “W” pattern when rolling walls. Let each coat dry completely before the next.
Remove tape while paint is still slightly wet for the cleanest lines.
Appliance Troubleshooting
Quick fixes and regular maintenance of major appliances can save property owners significant time and money. Knowing basic repair steps helps identify when to call professionals versus handling issues in-house.
Common Issues with Refrigerators
A refrigerator that’s not cooling properly often has dirty condenser coils. Clean these coils every 6 months using a vacuum and coil brush.
Check door seals regularly for cracks or looseness. Press a dollar bill between the seal and door – if it slides out easily, the seal needs replacement.
Strange noises typically come from the fan or compressor. A clicking sound means the start relay might need replacement, while buzzing could indicate a failing compressor.
Quick Refrigerator Fixes:
- Reset the unit by unplugging for 5 minutes
- Clear blocked air vents inside
- Keep unit 2-3 inches from walls
- Set temperature between 37-40°F
Oven Maintenance and Repair
Uneven heating often stems from faulty heating elements. Look for breaks or blisters in the elements when the oven is off and cold.
Common Oven Problems:
- Faulty door seal
- Broken temperature sensor
- Worn out igniter
- Control board issues
Clean spills immediately to prevent baked-on residue. Use the self-cleaning feature sparingly as it puts stress on components.
Test the temperature accuracy with an oven thermometer. A difference of more than 25 degrees requires calibration.
Washer and Dryer Upkeep
Check washing machine hoses every 6 months for bulging, cracking, or leaks. Replace rubber hoses with stainless steel ones for better durability.
Level the washer to prevent excessive vibration. Adjust the feet until a level placed on top shows even alignment.
Dryer maintenance checklist:
- Clean lint filter after each use
- Check vent hose monthly
- Clear exterior vent cap
- Clean inside drum with damp cloth
Loud noises during operation often indicate worn drum rollers or belt issues. Watch for burning smells, which signal blocked venting.