Summer Maintenance Tips for Rental Properties: The Complete Landlord's Checklist

By PropsManager Team · Maintenance & Repairs · May 19, 2025

I got a call at 11 p.m. on a Friday night in July. The AC had died in my four-unit building in Phoenix. Outside temp? 112°F. Inside? Climbing past 95°F with three families — including a newborn — sweating through the night. The emergency HVAC tech charged me $1,800 for a weekend call-out, and the fix turned out to be a $12 capacitor that I could've caught during a spring inspection.

That single night cost me almost two grand and a whole lot of goodwill with my tenants.

Summer maintenance isn't glamorous. Nobody brags about cleaning condenser coils at a dinner party. But neglecting it? That's how a $200 preventive visit turns into a $5,000 compressor replacement or a $15,000 roof repair because you didn't notice the flashing had pulled away before the monsoon season hit.

After managing rental properties for over a decade, I've built a summer maintenance system that has saved me tens of thousands in emergency repairs. Here's the full playbook.

Why Summer Maintenance Matters More Than You Think

According to the National Apartment Association, HVAC failures are the number one maintenance request during summer months, accounting for roughly 35% of all work orders between June and August. The average emergency AC repair runs between $500 and $2,500 — compared to $75–$150 for a routine preventive service call.

But it goes beyond just air conditioning. Summer is when you'll see:

• Pest infestations that escalate quickly in warm weather
• Landscaping neglect that triggers HOA fines or code violations
• Roof and gutter damage from spring storms you haven't addressed yet
• Water heater failures from sediment buildup (they work harder in summer to keep up with demand)
• Mold growth from humidity and poor ventilation

The landlords who stay ahead of summer maintenance spend an average of $300–$500 per unit on preventive work. The ones who don't? They're shelling out $2,000–$5,000 per unit in reactive repairs. The math is pretty straightforward.

Air Conditioning: Your Number One Priority

Let's be blunt. If your AC dies in July, your tenant is either breaking their lease or calling you every single hour until it's fixed. In many states, lack of air conditioning in extreme heat constitutes a habitability violation, which means your tenant can legally withhold rent or pursue remedies through housing court.

Change the Filters — Seriously, Do It

This sounds basic because it is. But I've walked into units where the filter looked like a felt blanket. A clogged filter forces the system to work 30–40% harder, which drives up energy costs and shortens the compressor's lifespan.

For rentals, I use MERV-8 filters — they're the sweet spot between filtration quality and airflow restriction. A MERV-13 might sound better, but it can actually strain older systems. Budget about $8–$15 per filter, and change them every 60–90 days during summer months. If you have tenants with pets, bump that to every 30–45 days.

Pro tip: Buy filters in bulk from a wholesale supplier. I get a case of 12 for about $65, which works out to roughly $5.40 per filter instead of $12 at the hardware store.

Clean the Condenser Coils

The outdoor unit collects pollen, cottonwood fluff, grass clippings, and general gunk all spring long. By the time summer hits, those coils can be half-clogged, which reduces efficiency by up to 30%.

Here's my routine:

1. Kill the power at the disconnect box
2. Remove the top grille and fan assembly
3. Hose down the coils from the inside out (never outside-in — you'll push debris deeper)
4. Straighten any bent fins with a fin comb ($10 at any HVAC supply)
5. Clear at least two feet of vegetation around the unit

Takes about 20 minutes per unit. I do this in April or early May before it gets unbearable outside.

Check Refrigerant Levels

If a system is blowing air but it's not cold, low refrigerant is usually the culprit. This isn't a DIY job — you need an EPA-certified technician. A refrigerant recharge runs $150–$400 depending on the type (R-410A is the current standard; older R-22 systems are significantly more expensive to service).

If a system needs frequent recharges, you've got a leak. At that point, you're looking at either a $500–$1,200 leak repair or a full system replacement in the $4,000–$8,000 range. Better to know now than in the middle of a heat wave.

The AC Maintenance Checklist

Landscaping and Curb Appeal

Here's something a lot of landlords overlook: landscaping isn't just cosmetic. Overgrown vegetation invites pests, hides structural damage, and can trigger municipal code violations that run $50–$500 per citation in most cities.

Clarify Responsibility in the Lease

Before summer starts, make sure your lease clearly states who handles what. In my single-family rentals, tenants mow the lawn and maintain the beds. In my multi-units, I hire a service. Ambiguity leads to dead lawns and finger-pointing.

If tenants are responsible, do a quick drive-by in early June. If the yard looks rough, a friendly reminder now saves you a code violation notice in August. I keep a simple clause in all my leases:

"Tenant shall maintain all landscaped areas in a neat and presentable condition, including mowing, edging, and removal of weeds. Failure to maintain landscaping may result in property management arranging maintenance and billing tenant for the cost."

Trim Trees and Shrubs Away from the Structure

Branches touching the roof or siding are a highway for carpenter ants, termites, and squirrels. Keep a minimum of three feet of clearance between vegetation and the building. This also improves airflow around the exterior walls and reduces moisture buildup.

I schedule tree trimming in late spring for about $200–$600 per property depending on the number and size of trees. It's a fraction of the cost of repairing termite damage, which averages $3,000+ according to HomeAdvisor data.

Irrigation Systems

If you've got sprinklers, run every zone manually before the heat sets in. Look for broken heads, misaligned spray patterns (watering the sidewalk instead of the grass is just throwing money away), and controller programming issues. A poorly maintained irrigation system can waste 25,000+ gallons per year, adding $200+ to the water bill at typical municipal rates.

Pest Control: Act Before They Move In

Summer is open season for pests. Ants, roaches, wasps, mosquitoes, and rodents all ramp up activity when temperatures climb. And once they're established? Getting rid of them costs three to five times more than prevention.

Perimeter Treatments

I have my pest control company spray the exterior perimeter of every property in May and again in August. Cost: about $75–$125 per treatment per property. That's $150–$250 for the season to keep the bugs outside where they belong.

Compare that to a full cockroach treatment ($250–$600) or a termite remediation ($1,500–$5,000+). Prevention wins every time.

Seal Entry Points

During your spring walkthrough, check for gaps around:

• Pipe penetrations through exterior walls
• Door sweeps and weatherstripping
• Window screens (replace any with holes — a roll of screen material and a spline tool costs about $20)
• Foundation vents and crawl space access points
• Dryer vents and exhaust fan covers

A tube of exterior-grade caulk costs $6. Sealing gaps takes maybe an hour per unit. There's no excuse for skipping this.

Address Tenant Reports Immediately

When a tenant reports pests, respond fast. Not just because it's the right thing to do, but because in most jurisdictions, pest infestations that aren't addressed promptly can become a habitability issue. Your tenant may gain the right to withhold rent or break the lease if you drag your feet.

I tell my tenants: "See a bug? Tell me today, not next month." Early reports mean cheaper solutions.

Decks, Patios, and Exterior Structures

Wood decks take a beating in summer — UV exposure, foot traffic, rain, and humidity all accelerate deterioration. A deck that's structurally compromised is a lawsuit waiting to happen.

Inspection Checklist

Walk every deck and patio at least once before summer:

• Loose or cracked boards — replace immediately; they're trip hazards
• Popped nails or screws — reset or replace them
• Rot or soft spots — probe with a screwdriver; if it sinks in easily, the wood is compromised
• Railing stability — grab and shake every railing; it should not wobble
• Ledger board connection — this is where the deck attaches to the house; a failed ledger board is the most common cause of deck collapses

Power Washing and Sealing

A good power wash followed by a quality deck sealant extends the life of a wood deck by 5–10 years. I budget about $200–$400 per deck (including materials and labor if I hire it out). Compared to a full deck replacement at $5,000–$15,000, that's a no-brainer.

Use a sealant with UV protection — something like Thompson's WaterSeal or Cabot Australian Timber Oil for hardwood decks. Apply when the forecast shows at least 48 hours of dry weather.

Roof and Gutter Maintenance

Summer is the ideal time for roof work because the weather is predictable and roofing materials need warm temperatures to seal properly. Don't wait until fall.

What to Look For

• Missing or curled shingles
• Cracked or deteriorated flashing around vents, chimneys, and skylights
• Sagging or blocked gutters
• Downspouts that discharge too close to the foundation (extend them at least four feet out)
• Signs of previous leaks in the attic (water stains on rafters or sheathing)

A roof inspection from a qualified contractor is typically free — they're hoping to land the repair job. Have one done annually. Catching a $300 flashing repair now prevents a $10,000 interior water damage claim later.

Gutter Cleaning

Gutters clogged with spring debris cause water to overflow and pool around the foundation. Foundation repairs average $4,500 nationwide. Gutter cleaning costs $100–$250. You do the math.

I clean gutters twice a year: once in late spring and once in late fall. If there are heavy tree coverage, add a mid-summer cleaning too.

Water Heaters and Plumbing

Your water heater doesn't take a vacation just because it's warm outside. In fact, incoming water temperatures are warmer in summer, which means sediment buildup accelerates.

Flush the Tank

Draining a few gallons from the tank's drain valve removes sediment and extends the unit's lifespan. This is a 15-minute job that costs literally nothing and can add 2–3 years to a water heater's life. For a $1,200 replacement, that's significant savings.

Check for Leaks

Inspect the supply lines, pressure relief valve, and the base of the tank. A slow leak that goes unnoticed becomes water damage, mold, and a $3,000–$8,000 remediation bill. I've seen it happen twice.

Outdoor Hose Bibs

Make sure exterior faucets aren't dripping and that backflow preventers are installed (required by code in most municipalities). A dripping hose bib wastes about 3,000 gallons per year — which isn't just wasteful, it's a cost you're eating if water is included in the rent.

Smoke Detectors, CO Detectors, and Fire Safety

Summer is a good time to test all life-safety devices. Batteries should be replaced at least annually. In many states, landlords are legally required to ensure working smoke and CO detectors at turnover and at regular intervals.

Replace any detector older than 10 years (smoke) or 7 years (CO) — even if it seems to work fine. The sensors degrade over time and may not trigger when you need them most.

Budget about $25–$40 per unit for detector maintenance and replacement annually.

Exterior Painting and Touch-Ups

Summer's dry weather and moderate humidity make it the best season for exterior paint work. Look for peeling, cracking, or bare wood. Left untreated, exposed wood absorbs moisture and rots — and a full exterior repaint costs $3,000–$8,000 depending on the property size.

A quart of matching paint and a Saturday afternoon can save you thousands. Focus on:

• Window frames and sills
• Door jambs and trim
• Fascia and soffits
• Fence posts and gates

Using Technology to Stay on Top of Maintenance

If you're managing more than a couple of properties, tracking all this manually is a recipe for missed tasks and surprise expenses. That's where property management software earns its keep.

With PropsManager, you can set up recurring maintenance schedules that automatically generate work orders when seasonal tasks come due. Tenants submit maintenance requests through their portal, you assign vendors, track costs, and keep a complete history — all in one place.

No more spreadsheets. No more sticky notes. No more forgetting that Unit 3B's AC hasn't been serviced since 2023.

If you're curious about what this looks like in practice, check out our pricing or request a demo to see how automated maintenance tracking can protect your investment.

The Complete Summer Maintenance Checklist

Here's every task consolidated into one checklist you can print and use:

• Service all HVAC systems (filter, coils, refrigerant, condensate drain)
• Test all AC units for proper operation
• Inspect and clean gutters and downspouts
• Check roof for damage and wear
• Trim trees and shrubs (3 ft clearance from structures)
• Inspect and repair decks, patios, and railings
• Schedule perimeter pest treatment
• Seal gaps and entry points on exterior
• Test irrigation systems and repair as needed
• Flush water heater tanks
• Inspect plumbing for leaks (interior and exterior)
• Test smoke and CO detectors; replace batteries
• Touch up exterior paint where needed
• Verify lease landscaping responsibilities with tenants
• Document everything with photos and notes

Explore More PropsManager Resources

Looking for the right property management software? Check out our in-depth guides:

• Compare Property Management Software — See how PropsManager stacks up against Buildium, AppFolio, Rent Manager, and Propertyware.
• Software for Small Landlords — Built for landlords managing 1–50 units without the enterprise price tag.
• AI-Powered Property Management — Discover how automation can save you 5–10 hours per week.
• Solutions for Property Managers — Scale from 50 to 500+ units without scaling your costs.

Frequently Asked Questions

How early should I start summer maintenance on rental properties?

Start in April or May — before the heat makes outdoor work miserable and before your HVAC tech is booked solid. I schedule all preventive AC service by mid-May. If you wait until June, you'll be competing with every other landlord who forgot, and you'll pay premium rates for emergency appointments. Most HVAC companies offer early-season discounts of 10–15% for scheduled maintenance.

Who pays for summer maintenance — the landlord or the tenant?

In most situations, the landlord covers structural maintenance: HVAC servicing, roof repairs, pest control treatments, and major systems. Tenants are typically responsible for minor tasks like changing AC filters, mowing the lawn (if specified in the lease), and keeping the unit clean to prevent pest attraction. Your lease should spell this out clearly. Ambiguity almost always costs the landlord money. For guidance on structuring maintenance clauses, check out our post on creating a preventative maintenance schedule.

How much should I budget for summer maintenance per rental unit?

For a well-maintained property, plan on $300–$600 per unit for preventive summer maintenance. That typically covers an HVAC tune-up ($75–$150), pest control ($150–$250 per season), gutter cleaning ($100–$250 split across units), and miscellaneous repairs. Properties that have been neglected will cost more upfront, but investing in prevention now dramatically reduces your annual repair budget. The key is tracking expenses systematically — something PropsManager makes easy with built-in expense tracking and reporting.

What's the most expensive summer maintenance mistake landlords make?

Ignoring the air conditioning. Hands down. A $75–$150 annual tune-up prevents the $3,000–$8,000 compressor replacement that happens when systems run dirty and overworked all summer. I've also seen landlords skip gutter cleaning for years, leading to $4,000+ foundation repairs from water pooling. The second-biggest mistake is waiting for tenants to report problems instead of proactively inspecting units. By the time a tenant mentions a "small leak," you're often looking at significant water damage behind the wall.

Should I hire a property management company for summer maintenance?

It depends on your portfolio size and availability. If you own 1–3 properties and live nearby, self-managing with a good checklist and reliable contractors works fine. Once you're past 5–10 units, the coordination overhead becomes significant. At minimum, use a property management platform to track schedules, costs, and vendor contacts. Whether you self-manage or hire it out, having a system in place is what separates profitable landlords from those who are constantly putting out fires — sometimes literally. Check out our post on preparing your property for winter to get ahead of the next seasonal transition.

Protect Your Investment This Summer

Summer maintenance isn't about being a perfectionist. It's about being strategic. Every dollar you spend on prevention saves you $5–$10 in reactive repairs. Every hour you invest in inspections saves you days of dealing with emergencies, angry tenants, and insurance claims.

Build your checklist. Schedule your contractors in April. Walk every property before Memorial Day. Document everything.

And if you're tired of tracking all of this in spreadsheets and text messages, PropsManager was built specifically for landlords like you. Automated maintenance scheduling, tenant communication, expense tracking, and a full property dashboard — all in one platform.

Start your free trial today or book a demo to see how PropsManager keeps your properties running smoothly, no matter what summer throws at you.