A rental property maintenance checklist works best when you split it by season. In the Bay Area, that means checking the roof and gutters before the fall rains, servicing the air conditioner before summer, and testing alarms at every visit. Four short visits a year catch small problems before they become costly repairs.
This maintenance checklist for rental properties is for landlords who rent out a home in San Jose, Palo Alto or the cities between. It works whether you live nearby or in another city. We are Near.biz, a booking platform for home services in that area, so the tasks and timing fit Bay Area weather. For the full system behind it, see our rental property maintenance guide for out-of-town landlords.
Written by Tehreem for Near.biz. Last updated November 2026.
In this guide
- Rental Property Maintenance Schedule at a Glance
- How Bay Area Weather Changes Your Checklist
- How to Use This Checklist
- Spring Rental Property Maintenance Checklist
- Summer Rental Property Maintenance Checklist
- Fall Rental Property Maintenance Checklist
- Winter Rental Property Maintenance Checklist
- Checks to Do on Every Visit
- Annual Rental Property Maintenance Checklist
- Who Is Responsible: Tenant or Landlord?
- Rental Property Maintenance Log Template
- How to Run This Checklist From Far Away
- Frequently Asked Questions
Rental Property Maintenance Schedule at a Glance
Use one visit per season. This rental property maintenance schedule is a simple preventive maintenance plan. The months below fit most Bay Area homes, and you can shift them a few weeks to match the weather in your city.
| Season | Months | Main Focus | Biggest Risk |
|---|---|---|---|
| Spring | March to May | Find winter damage, get the air conditioner ready | Hidden roof and plumbing leaks |
| Summer | June to August | Cooling, irrigation, dry brush | Overworked air conditioner, fire risk, smoke days |
| Fall | September to November | Roof, gutters, heater, drainage | Storm damage from clogged gutters or a worn roof |
| Winter | December to February | Leaks, drainage, mold after storms | Water getting in during heavy rain |
How Bay Area Weather Changes Your Checklist
The Bay Area has a dry season and a rainy season, and hard freezes are uncommon. The National Park Service says San Francisco’s rainy season usually runs from November to March, with little rain from April to October. Conditions differ by neighborhood and city, so treat these dates as a guide.
This changes what matters. Frozen pipes and snow removal, which fill most checklists written for colder states, rarely apply here. Roofs, gutters, drainage, cooling and air quality do.
Smoke from wildfires can also affect indoor air in late summer and fall. The EPA suggests checking local conditions on AirNow, using a portable air cleaner, and installing a MERV-13 filter if your heating and cooling system can handle one. Ask your HVAC provider before changing filters, since not every system can.
How to Use This Checklist
Schedule one visit per season and work through that season’s list. You, a local handyman or a service provider you book can do each visit. Ask for dated photos of every item so you have a record without being there.
Give your tenant notice before entering the home. Under California Civil Code 1954, written notice of at least 24 hours is generally presumed reasonable for a non-emergency visit. The notice should state the date, approximate time and reason, and entry is normally limited to business hours. Emergencies are the exception. This is general information, not legal advice, so check your lease and local rules.
Spring Rental Property Maintenance Checklist
Spring is the time to find out what the winter rain did. Inspect the roof, ceilings and gutters for leaks, look for slow plumbing leaks, and run the air conditioner before the first hot week. Doing this from March to May leaves time to book repairs before summer.
| Task | What to Look For | Who Usually Does It |
|---|---|---|
| Roof, flashing and ceilings | Missing or lifted shingles, water stains, soft spots | Roofer if you are unsure |
| Gutters and downspouts | Clogs, sagging, water pooling near the foundation | Provider |
| Under sinks and around the water heater | Drips, rust, damp cabinet floors | Provider |
| Air conditioner | Cooling, airflow, clogged drain line, dirty filter | Licensed HVAC provider |
| Windows and doors | Cracked seals, gaps, sticking | Provider |
| Exterior paint, siding and fences | Peeling paint, rot, loose boards | Provider |
| Smoke and carbon monoxide alarms | Test and replace dead batteries or failed units | Tenant tests, you replace |
Summer Rental Property Maintenance Checklist
Summer in the Bay Area is dry, so the summer checklist focuses on cooling, irrigation and fire safety. Service the air conditioner, fix leaking sprinklers, and clear dead plants and leaves from around the house. On smoke days, check air quality and filters.
| Task | What to Look For | Who Usually Does It |
|---|---|---|
| Air conditioner service | Airflow, cooling, outdoor unit blocked by debris | Licensed HVAC provider |
| Irrigation | Leaks, broken sprinkler heads, timers that overwater | Provider or landscaper |
| Dry brush and dead plants | Debris against walls, fences and the roof | Tenant if the lease says so, otherwise provider |
| Water heater, garage and attic | Leaks, rust, signs of pests | Provider |
| Decks, patios and exterior lights | Loose boards, rot, burnt-out bulbs | Provider |
| Air filters | Replace on schedule, ask about MERV-13 for smoke days | Tenant or provider |
| Smoke and carbon monoxide alarms | Test and replace dead batteries or failed units | Tenant tests, you replace |
Fall Rental Property Maintenance Checklist
Fall is the most important visit in the Bay Area because it comes right before the rainy season. Clean the gutters, inspect the roof, test the heater and seal gaps around windows and doors, so the first storm of the season does not find the weak spots for you.
| Task | What to Look For | Who Usually Does It |
|---|---|---|
| Gutters, downspouts and nearby branches | Leaves, clogs, branches touching the roof | Provider |
| Roof | Missing or lifted shingles, worn flashing | Roofer |
| Heater and filter | Heat turns on, odd noises or smells, dirty filter | Licensed HVAC provider |
| Weatherstripping and caulk | Gaps around windows and doors | Provider |
| Yard drainage | Low spots, blocked drains, downspouts that dump water near the house | Provider |
| Pest entry points | Gaps in vents, crawl space and garage as animals look for shelter | Provider |
| Smoke and carbon monoxide alarms | Test and replace dead batteries or failed units | Tenant tests, you replace |
Winter Rental Property Maintenance Checklist
Winter is about catching leaks and drainage problems early. After heavy rain, check ceilings, windowsills and the ground around the foundation, and ask your tenant to report water stains or musty smells right away so a small leak does not turn into mold or rot.
| Task | What to Look For | Who Usually Does It |
|---|---|---|
| Ceilings, walls and windowsills | New stains, bubbling paint, drips | Tenant reports, provider checks |
| Foundation and yard | Standing water, soggy ground, erosion | Provider |
| Bathrooms, closets and under sinks | Mold, damp spots, musty smell | Tenant reports, provider checks |
| Heater and vents | Works, vents not blocked | Tenant reports, HVAC provider fixes |
| Walkways, steps and lights | Slippery moss, loose pavers, dark entrances | Provider |
| Smoke and carbon monoxide alarms | Test and replace dead batteries or failed units | Tenant tests, you replace |
Checks to Do on Every Visit
These rental property maintenance tips apply to every visit, whatever the season. Each check takes minutes and catches the problems that cost the most when missed: leaks, mold, broken alarms and unsafe entrances.
- Test smoke and carbon monoxide alarms
- Replace or clean air filters on schedule
- Look under sinks and around the water heater for drips, rust or damp cabinets
- Check for mold, musty smells and new stains on ceilings and walls
- Check locks, door latches and window locks
- Check gates, fences, lighting and walkways
Annual Rental Property Maintenance Checklist
A few jobs only need to happen once a year. This annual maintenance checklist for rental properties puts each one on the calendar with the season that suits it best.
| Task | Best Time | Who Usually Does It |
|---|---|---|
| Water heater flush and inspection | Spring or summer | Plumber |
| Air conditioner service | Spring | Licensed HVAC provider |
| Heater service | Fall | Licensed HVAC provider |
| Roof inspection | Early fall | Roofer |
| Dryer vent, refrigerator coils, dishwasher filter | Any season | Tenant or provider |
| Test shutoff valves under sinks and toilets | Winter | Provider |
| Review lease, insurance and tenant duties | Before renewal | You |
Who Is Responsible: Tenant or Landlord?
Your lease decides, so write the split down. In rental maintenance, tenants usually handle small, day-to-day items. Landlords usually handle repairs, major systems and anything that affects safety or habitability.
| Usually the Tenant | Usually the Landlord |
|---|---|
| Light bulbs and air filter swaps | Roof, plumbing and electrical repairs |
| Keeping drains clear and yards tidy, if the lease says so | Heating and cooling service and repair |
| Testing alarms and reporting problems | Replacing failed alarms and broken fixtures |
| Reporting leaks, stains and mold quickly | Appliances you provide, and structural repairs |
Rental Property Maintenance Log Template
Copy this rental property maintenance log template into a spreadsheet and reuse it every season. A simple log is easier to keep up than a long form, and it gives you a dated record if a repair, deposit or insurance question comes up later. The row below is only an example.
| Date | Area | What Was Checked | Finding | Photo Saved | Cost | Next Step |
|---|---|---|---|---|---|---|
| Example: October 12 | Gutters | Front and back | Clogged, one loose bracket | Yes | Quote requested | Approve repair |
How to Run This Checklist From Far Away
You can run a seasonal checklist without being in the Bay Area. Book a local provider for each visit, ask for dated photos of every item, and record the results in one place. The checklist stays the same, and you get proof of what was done.
- Pick the provider: Use one trusted local handyman for routine visits, and a licensed professional for roofs, heating, cooling and electrical work.
- Ask for photos: Request a photo of each checklist item, not just a note saying it is done.
- Keep the log: Use the template above and record the date, finding, photo and cost.
- Decide in advance: Set a spending limit for small repairs so the provider does not wait for approval on every fix.
- Tell your tenant: Share visit dates in writing and ask them to report anything between visits.
We do not do the work ourselves. Near.biz helps you book local home services and get a price estimate, so each seasonal visit is easier to arrange. For the full process, read our guide on handling repair requests when you are far away.
Frequently Asked Questions
How Often Should I Inspect a Rental Property?
Four times a year is a good routine, one visit per season. Add a move-in and move-out inspection, and visit sooner after heavy rain, a leak report or a long vacancy. Give your tenant written notice before entering. For the days between tenants, follow our tenant turnover checklist.
What Should Be on a Rental Property Maintenance Checklist?
A good maintenance checklist for a rental property covers the roof and gutters, plumbing, heating and cooling, appliances, alarms, windows and doors, and the yard. It should also say who does each task (landlord, tenant or provider) and when.
What Maintenance Is the Tenant Responsible For?
That depends on the lease. Tenants often handle small items such as light bulbs, air filters and keeping drains clear, while landlords handle repairs and major systems. Write the split into the lease so there is no confusion.
When Should I Check the Roof and Gutters in the Bay Area?
Check them in early fall, before the first heavy rain, so clogged gutters and worn roofing do not turn into leaks. A second look in spring helps you catch winter damage. If you are unsure about climbing a roof, book a professional instead.
How Much Notice Do I Need to Give a Tenant Before a Visit?
For a non-emergency visit, California Civil Code 1954 generally treats written notice of at least 24 hours as reasonable. The notice should give the date, approximate time and reason. Emergencies do not require notice. Check your lease and local rules too.
Do I Need to Change Anything for Wildfire Smoke?
Ask your HVAC provider whether your system can use a MERV-13 filter, which the EPA suggests if the system can handle one. A portable air cleaner can also help. Check AirNow for current air quality, and replace filters on schedule after smoky days.
Is There a Printable Rental Property Maintenance Checklist or PDF?
Copy the seasonal tables above into a document or spreadsheet and add the log columns from the template. That gives you a printable rental property maintenance checklist template. You can print it, save it as a PDF or share it with your provider. A simple, reusable log works better than a long form that no one fills in.
Next Step
If a seasonal visit turns up something that needs fixing, we can help you book a local provider and get a price estimate for the work. Visit our rental property maintenance service page to get started.
About the Author
Tehreem writes about home care and property maintenance for Near.biz. She focuses on clear, practical guidance for landlords and homeowners in the Bay Area.
