Summer always sneaks up, doesn’t it? One minute you’re shivering, the next you’re sweating while chasing down the AC repair guy. Keeping your property in top shape isn’t just about looking good for drive-by admirers—it’s about happy tenants, fewer emergencies, and protecting the investment that pays your bills.
If you’re a landlord who wants to skip the headaches and summer surprises, here’s your go-to maintenance plan. You’ll find practical tips and just enough detail to cover what matters (without making this a boring lecture).
1. Give Your HVAC Some Love
Hot summers and broken AC units are a match made in complaint heaven. Avoid the frantic calls by scheduling a regular HVAC checkup. Here’s what we recommend:
- Change or clean air filters. Seriously, slap a label on your calendar reminding you, because clogged filters are the number one cause of cooling issues. Aim for every 60–90 days.
- Call in a pro for a quick inspection. They’ll check coolants, thermostat settings, and make sure your system isn’t whispering its last words—they know the warning signs.
- Clean around units outside. Leaves, sticks, rogue children’s toys—they all crowd around that condenser, choking air flow. A tidy unit runs better and costs less to operate.
Quick tip: If your AC groans when it starts, don’t ignore it. It could mean a small fix before it becomes an expensive, sweaty nightmare.
2. Curb Appeal Isn’t Just for Show-Offs
When grass grows high or flowerbeds look like jungles, your property sends the wrong message. Summer is the growing season, so here’s what makes a difference:
- Regular mowing and edging keep lawns sharp. If your lease asks tenants to mow, nudge them with a friendly reminder. Or, line up a landscaper who swings by every two weeks.
- Trim shrubs and trees that touch the building or overhang walkways. Not only does this look good, but it keeps pests from using branches as a bridge into the attic.
- Fresh mulch brightens beds and helps the soil stay moist. Want a rental to pop for summer showings? Mulch is the cheapest makeover out there.
- Check irrigation. Test sprinklers for broken heads or zones that flood the sidewalk. If tenants pay water bills, a leaky system can cost both of you.
3. Don’t Let Little Cracks Become Big Leaks
Water does some bad things to a house, from hidden rot to a tell-tale musty smell that never quite goes away. Before a big rainfall tests every seam, do this:
- Inspect gutters and downspouts. Clear out leaves, toy cars, or whatever mysterious objects tenants have lost up there. A clogged gutter sends water everywhere you don’t want it.
- Seal up cracks in driveways and walkways. Summer’s a good time for it—no freezing temps to deal with.
- Check caulk around windows, doors, and the seams of siding. When the sun beats down, dry caulk will crack, letting in water and uninvited insects.
- Look for any signs of water on ceilings or walls, especially in top-floor units. Even a faded spot means you need to investigate.
If you spot a potential problem, wrestle with it now, not mid-thunderstorm. Future you will thank you.
4. Seal the Entryways—Bugs Are Coming
Nothing makes a tenant grumpier than opening a cabinet and finding ants throwing a mini-party. Summer is peak season for Texas-sized bugs.
- Walk the exterior looking for gaps. Around pipes, under doors, and inside window screens.
- Fix or replace torn screens. If a window screen is more duct tape than mesh, swap it.
- Check weatherstripping on doors and windows. If it’s cracked or missing, replace it in a snap.
- Remind tenants to keep food sealed and take out trash regularly. You can provide easy tips in your ‘welcome to summer’ email.
If you don’t already have a pest control company on call, now’s the time to make a friend in that business. Regular treatments are a solid investment, especially in warm, humid climates.
5. Safety Can’t Wait—Check the Basics
Good weather is perfect for those quick fixes you put off in January. These make your property safer and your liability lower:
- Test smoke and CO detectors. Hit the test button, swap batteries, and mark your calendar for the next check.
- Make sure outdoor lighting is working. Broken bulbs invite mischief; a lit porch keeps your place and your tenants safer.
- Secure loose boards on porches, steps, or railings. Give everything a good shake—you don’t want to learn about a wobbly railing via an insurance claim.
- Check gates and fences for weak points. Summer barbecues (and bored pets) have a way of finding those gaps.
Tenants might not even notice these things, but a smooth, safe summer is often the result of unglamorous fixes you did without fanfare.
6. Appliances: Clean, Check, Repeat
Summer is tough on appliances, especially when renters have guests and everyone’s fridge stays packed. Go through this list:
- Check the seals on fridges and freezers. If you can slip a dollar bill through the door, it’s time for a new gasket.
- Clean dryer vents and check laundry machines for leaks. Lint is sneaky—give your appliances a fighting chance.
- Remind tenants to run their dishwasher on empty with vinegar once a month. It’ll keep the machine fresh and delay repairs.
Quick laughs aside, no one wants an emergency appliance call the night before the 4th of July. Regular checks will keep everyone happy.
7. Communicate Early, Communicate Often
This isn’t busywork—it’s the heart of keeping your rental running like a well-oiled machine. Reach out to tenants before starting seasonal maintenance. Give them plenty of notice if workers need access.
The Takeaway: Stay Ahead, Stress Less
No one ever said, “I wish I’d done less to protect my rental investment.” The truth is, spending a little time (and a little money) now keeps the summer smooth and your tenants loyal.
If you’re looking for more ways to protect your property—or just want a partner who can handle summer maintenance, emergencies, and everything in between—reach out to Green Residential. Our team knows Texas rentals inside and out, and we’re ready to help you make this your easiest, most profitable season yet.
Ready to get started or have questions? Contact Green Residential today for expert property management and peace of mind all summer long.
Tiffany is the Director of Operations at Green Residential.She has been in the multifamily property management industry for 7 years, serving most recently as an Area Manager in Nashville, TN. Tiffany specializes in all aspects of the property management process.
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