Are your rental properties truly ready to handle another Sonoma County winter?
While Sonoma County winters aren’t marked by snow and ice like in other parts of the country, they do bring cold nights, heavy rains, gusty winds, and damp conditions that can quietly wreak havoc on a properties
For rental property owners, good winter maintenance will prevent expensive repairs, protect investors, and keep tenants safe and comfortable. As a property management company serving Santa Rosa, Petaluma, Rohnert Park, Sebastopol, Windsor, and the Russian River Valley, we know that small preventative steps taken in the fall and early winter can save you thousands of dollars and help your rentals perform better year-round.
So we’ve put together this complete winter maintenance checklist, designed to help you safeguard your assets, maintain tenant satisfaction, and keep your properties in peak condition through the rainy season and beyond.
Quick Summary:
|
Inspect the Roof and Gutters Before the Rains Arrive
Sonoma County winters bring steady rain and the occasional storm strong enough to test any roof. A small leak in November can turn into a major problem by January. Before the rainy season hits full swing, make sure to inspect the roof for cracked shingles, lifted flashing, and deteriorating sealant around vents and chimneys. Clean the gutters and downspouts so rainwater can drain properly. Clogged gutters can cause overflow that damages siding, fascia boards, and foundations.
Check gutter attachments to ensure they’re secure because the weight of heavy rainwater and debris can cause sagging or detachment. Inspect for moss or mildew growth, especially on north-facing sections of the roof that get less sunlight. If your rental property is surrounded by trees, this step is crucial. Falling leaves and pine needles accumulate quickly, and unchecked debris can lead to water intrusion, wood rot, and pest issues.
Seal Windows, Doors, and Weatherstripping
Even in mild winters, drafts and heat loss can significantly increase utility costs and tenant complaints. It’s easy to overlook tiny gaps that let in cold air or moisture.
To keep your rental energy-efficient and comfortable:
- Check weatherstripping around doors and windows for cracks or wear, and replace it if needed.
- Apply silicone caulking around exterior window frames where old sealant has deteriorated.
- Inspect attic insulation and seal any openings around vents or pipes.
- Confirm that sliding doors and window tracks close fully without gaps.
Proper sealing reduces heating bills and helps prevent condensation and mildew growth. These are two common winter issues in older Sonoma County homes.
Service Heating Systems and Fireplaces
Few maintenance calls are more urgent than a broken heater in the middle of December. To avoid emergencies and maintain compliance with California habitability standards, ensure every heating system is working efficiently before the cold sets in.
Your checklist should include:
- Schedule a professional HVAC inspection to clean ducts, replace filters, and check for carbon monoxide leaks.
- Test thermostats and replace batteries if applicable.
- For properties with gas wall heaters or furnaces, ensure pilot lights and gas lines are safe and functional.
- For homes with fireplaces or wood stoves, have the chimney cleaned and inspected annually to prevent chimney fires and smoke issues.
Tenants will appreciate your proactive care, and you’ll reduce the risk of expensive after-hours repair calls.
Inspect Plumbing and Prevent Frozen Pipes
While rare, freezing nights do occur in inland areas of Sonoma County such as Windsor, Healdsburg, and parts of Santa Rosa. Even short-term freezes can cause pipe bursts, flooding, and water damage.
Before winter:
- Insulate exposed pipes in garages, crawl spaces, and exterior walls with foam sleeves.
- Show tenants how to locate and shut off the main water valve in case of an emergency.
- Encourage tenants to keep indoor heat above 55°F during cold spells.
- Drain and shut off outdoor irrigation systems and garden hoses before the first frost.
Taking these steps not only protects your property but also reduces your liability for water-related damage.
Test Smoke and Carbon Monoxide Detectors
California law requires working smoke and carbon monoxide detectors in all rental properties. Winter, when tenants rely more on heaters, fireplaces, and indoor cooking, is the most critical time to ensure these devices are operational. To stay compliant, test every detector in the property and replace batteries if needed. Replace units older than 7–10 years, as sensors lose sensitivity over time. Install combination smoke/CO alarms for added protection and keep documentation of your inspections for your property management records.
It’s a simple step that saves lives and helps you stay on the right side of state safety regulations.
Prepare the Exterior for Heavy Rains and Wind
Sonoma County winters can bring powerful wind gusts, especially along the coast and open valleys. To protect your property’s exterior, take a walk around each building and look for vulnerabilities.
Your exterior checklist should include:
- Trim trees and remove dead branches near roofs, fences, and driveways.
- Secure loose fencing, trellises, or patio structures that could topple in high winds.
- Check drainage systems and ensure water flows away from the foundation.
- Inspect decks and railings for signs of rot or instability.
- Make sure exterior lighting is functional for visibility during darker winter months.
A clean, safe exterior not only reduces damage risks but also keeps your tenants feeling secure and cared for.
Safeguard Against Moisture and Mildew
With winter rains and cooler temperatures, humidity and moisture buildup can become serious issues inside rentals, particularly in older homes with limited ventilation.
Here’s how to prevent mildew problems before they start:
- Inspect bathroom and kitchen exhaust fans to ensure they’re working and venting properly.
- Check attics, basements, and crawl spaces for dampness or mildew odors.
- Repair any plumbing leaks or slow drips immediately.
- Encourage tenants to use fans during showers and keep furniture slightly away from exterior walls to allow airflow.
- Consider providing dehumidifiers in problem-prone areas.
Check Safety and Accessibility Features
Winter conditions can make walkways and common areas hazardous. Property owners are responsible for keeping premises safe and accessible, so be sure to inspect sidewalks, driveways, and entryways for cracks or uneven surfaces.
If your rental has shared outdoor spaces or parking lots, ensure proper drainage and lighting coverage to reduce slip-and-fall risks, which is one of the most common winter liability issues for landlords.
Maintain Landscaping and Irrigation Systems
Winter doesn’t mean your landscaping duties disappear, it just means your strategy changes. The goal is to protect soil, plants, and irrigation infrastructure from excess moisture or neglect.
- Winterize irrigation systems by draining lines, capping valves, and adjusting timers.
- Trim overgrown shrubs that can trap moisture against siding.
- Add mulch to garden beds to stabilize soil temperature and reduce erosion.
- Remove fallen leaves that can harbor pests or cause lawn rot.
- Check retaining walls and slopes for signs of erosion, especially after heavy rain.
Healthy landscaping helps with aesthetics, and it also protects your property’s structural integrity and curb appeal.
Check Vacant Units and Seasonal Homes Regularly
If you own a rental property that’s vacant during the winter or if you’re renting out a vacation home that sits empty between guests, it’s essential to inspect it periodically.
Vacant homes are vulnerable to hidden leaks or burst pipes, mildew growth from poor ventilation and pest infestations from critters who are seeking warmth.
Have a property manager perform scheduled check-ins, especially after major storms. A small issue left undetected in December could lead to thousands in damage by February.
Review Emergency and Vendor Readiness
Winter is the season when emergencies tend to spike, whether it’s storm damage, heating failures, or plumbing issues. Make sure your response systems are ready before you need them.
- Keep a current list of 24/7 emergency vendors, including plumbers, electricians, and restoration companies.
- Review your insurance coverage for water damage, liability, and loss of rent.
- Ensure your property manager can authorize repairs quickly when needed.
Being prepared reduces response time and prevents small issues from escalating into major claims.
Perform a Mid-Winter Check-In
Even after initial preparation, it’s wise to conduct a mid-season inspection in January or February. Use this visit to verify that gutters are still clear, no leaks have developed, and tenants remain comfortable. Look for water stains on ceilings or walls, exterior wear from storms, and any unusual spikes in utility bills that may indicate system inefficiencies.
This simple check helps you catch and correct mid-winter problems early, extending the lifespan of your property systems.
A well-maintained property will thrive through winter thanks to proactive maintenance.
Partner with us for full-service property management, and we’ll help you:
- Avoid emergency repairs and costly downtime.
- Keep tenants happy and reduce turnover.
- Protect your investment’s long-term value.
- Preserve compliance with California safety and habitability laws.
When you’re ready to begin winterizing your rental properties, contact us at D & G Equity Management. We can save you money and provide a clear direction that will protect the value and condition of your investment.
