What’s on your Spring 2026 "Make or Break" maintenance checklist?

Question

Hello BP Family,

Now that we’re moving into the warmer months, I’m curious what everyone is prioritizing for their rentals to avoid those mid-summer emergency calls. For those of you with older inventory (1900s-1950s), are you doing full HVAC tune-ups now, or do you wait until the first heatwave?

I’ve been seeing a lot of discussion around the "Residents First" updates and city compliance lately, and I’m wondering how many out-of-state investors are actually doing proactive gutter/foundation checks before the spring rains hit.

What is the one thing you’ve learned to check now so you don’t lose your cash flow to a $2,000 repair in July? Would love to hear your "must-dos" for this season!

Xavier Del Grosso · Answer

solid thread, spring is honestly when the disorganization catches up with you more than any other time

one thing i'd add beyond the checklist itself: whatever you're inspecting, document it the same day. roof looked fine but there's a soft spot? note it. hvac ran but the tech mentioned the capacitor is "getting there"? write it down. those are the things that turn into $3k emergencies in july when you forgot the warning sign was ever flagged

we manage across a few properties and the bigger issue isn't knowing what to check, it's having a record of who did what and when, so if something fails you can trace back whether it was maintained or just missed. that paper trail also matters a lot when city inspectors show up asking about compliance history

depends how many units you're managing, but at some point a shared folder and a spreadsheet stops being enough, especially when vendors change, you forget who last serviced the unit, or you're trying to pull records fast. we ended up building something to keep all of that in one place. happy to share more if helpful

Drew Sygit · Answer

Spring sewer snaking for properties with known situations where roots are growing into the lines.

Cheaper to snake annually for $150-200 instead of permanent repair for $8k+.

Marcus Auerbach · Answer

We inspect only once a year and spread it out over several clusters. We've gone away from long checklists and focus on the essentials:

- gutters and downspout extensions- sump pumps, some properties will get backup systems installed this year- plumbing leaks- HVAC and filter- trees and shrubs- anything the tenant brings up or that is obviously out of placePreventative maintenance is important, but at least half of the benefit is tenant management. Good tenants feel taken care of (and that's how we frame the inspection). For everyone else, this is our chance to train and set expectations.

I have so many stories where a little bit of coaching goes a long way: it's often little things like a lint catcher or keeping the lawn nice. Often we end up with a JV project: we agree to apply weed and feed and do some seeding, tenant takes better care of the lawn. People want to live in nice places, but when the tenant feels the lawn is all weeds anyway they don't feel like mowing as much - once you help that, they develop some pride in lawn care. We also call out basements or garages that tend to fill up with stuff and encourage people to take care of it. And more often they do it, not because it's in the lease, but because its the right thing to do

James Jones · Answer

Great topic. A solid spring checklist saves a lot of money and stress by mid-summer.

Here are the key “make or break” items we prioritize across our rentals:

1. HVAC Service and Filter Replacements

Full HVAC tune-ups in the spring are non-negotiable, especially for older properties. We check refrigerant levels, clean coils, inspect capacitors, and replace filters. Most summer emergency calls come from systems that could have been serviced for a fraction of the cost.

2. Roof and Gutter Inspection

We inspect for loose shingles, soft spots, and clogged or damaged gutters. Proper drainage prevents roof leaks, fascia damage, and foundation issues. Cleaning gutters and extending downspouts is a small task that prevents expensive water intrusion problems.

3. Foundation and Drainage Check

We walk the perimeter to ensure grading slopes away from the property. We also look for standing water, soil erosion, and cracks. Catching drainage issues early helps avoid foundation movement and costly structural repairs.

4. Plumbing and Leak Prevention

We check under sinks, around water heaters, toilets, and exterior hose bibs for slow leaks. We also inspect water heater condition, age, and pressure relief valves. A small leak today can become a major repair and mold issue by summer.

5. Exterior and Safety Items

Test GFCI outlets and smoke/CO detectors

Check handrails, steps, and walkways for safety hazards

Inspect exterior paint and siding for peeling or exposed wood

Trim back trees and vegetation away from roofs and siding

6. Sump Pumps and Drain Lines (Where Applicable)

We test sump pumps, clear discharge lines, and ensure proper operation before heavy spring rains. This is a critical step to prevent flooding and interior water damage.

The one item that consistently prevents big summer expenses:

Proactive HVAC maintenance. Skipping a spring tune-up is one of the fastest ways to end up with a costly emergency replacement during peak heat when prices and wait times are highest.

A simple, repeatable spring inspection checklist like this keeps properties compliant, tenants comfortable, and cash flow protected. Proactive always beats reactive in this business.

Jim Johnson · Answer

For older inventory, I've learned it's less about a long checklist and more about catching the few things that actually create cascading issues if they're missed.

HVAC is one, but I don't usually wait for the first heatwave — once systems are under load, small issues turn into emergency calls fast. A basic tune-up early tends to be a cheaper decision than reactive repairs in peak season. The bigger ones for me are water-related:• Gutters + downspouts (making sure water is moving away from the foundation)• Any early signs of grading or drainage issues• Slow leaks under sinks or around fixtures that tenants don’t always report

Those are the ones that quietly turn into $2k-$5k problems if they're ignored for a few months.

The pattern I've seen is most "surprise" summer repairs aren't actually surprises — they're small spring issues that just weren't caught early.

Ryan Stomel · Answer

The one I never skip is a roof and drainage walk before the first real spring storm. A clogged drain, backed-up gutter, or downspout dumping at the foundation can turn into an interior leak or slab issue fast, and those are the calls that blow up a month later when everyone thinks they’re past winter. I also like to get ahead of HVAC by changing filters, clearing condensate lines, and checking any units that had weak cooling at the end of last summer instead of waiting for the first heatwave. On older properties, that simple pass usually saves more cash flow than the flashy checklist items.

Ryan Spath · Answer

Hey Great post! We used to do a full ac tune up from a local company here in Idaho until 2 years ago when all the sudden every unit needed a replacement or expensive repair (all units still working fine)

Now the main thing here in Idaho is getting the sprinklers operational after being blown out for winter. We turn the irrigation on, which also gives us access to the garages to check the HVAC filters, having lost a yard in the past, the easiest way to keep on is to keep it watered and fertilized! Even if the grass gets tall a fresh cut and, weed bed clean out, and edge always makes the property look amazing! Plus, keeping the yard looking sharp attracts great tenants and keeps the property looking good if you suddenly need to sell!

Mario Benavidez · Answer

Hi @Ryan Spath amazing feedback, thanks for sharing.

What’s on your Spring 2026 "Make or Break" maintenance checklist?

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