Help with Preventative Maintenance Checklist

[Chuck E.]

I currently self-manage my 7 rentals and want to keep this portfolio growing, while still self-managing. The key? Minimize annoying service calls and long term repair costs! Please help me add to this DIY preventative maintenance list I've assembled. Most of these items should be done annually, except for the changing the air filter of course. Note I'm in Arizona so things that pertain to a wintery climate aren't listed.

-Clean Dryer Exhaust Ductwork

-Clean Refrigerator Coils

-Clean Dishwasher

-Clean Shower Heads

-Inspect Sink & Toilet Fixtures for Leaks

-Replace Air Filter

-Re-Caulk Tub/Shower & Bathroom Floor

-Flush Water Heater

-Lubricate Garage Door Bearings

-Replace Batteries in Thermostat & Smoke Detectors

-Inspect slab for signs of termites; trench ground with Termidor every 5 years

[Jim K.]

@Chuck E.

I couldn't agree with you more that prevention is better than cure when self-managing, and especially in older property, is where property managers very typically fail their clients. Some of these are pretty specific to single-family and small multifamily in western Pennsylvania, so I'm getting some of your "cold/temperate climate" supplement.

- Continually monitor/check brick veneer for repointing, sagging.

- Check chimneys for cracks every two years in elderly properties.

- Annually trim back tree branches extending near or over roof.

- Perform radon test every 5 years.

- Perform sewage line inspection every five years, especially with old, established trees in obvious vicinity to sewer line, maple root systems are typically shallow and extensive (<5 feet)/oaks go deeper and never stop growing even if the tree branches keeps getting trimmed back (>5 feet).

- Monitor typical icicle build-up, watching for insulation/roofing degradation.

- Glyphosate weedkiller application 2x yearly, early spring, midsummer in problem areas.

- Check window trim for wood rot (I have a constant bone to pick with window replacement companies that offer window wrapping for older homes, completely hiding existing trim as it degrades further and lets in more cold air!), maintain caulk in vinyl replacement window exteriors

- With elderly cast-iron DWW system in place, ALWAYS be on the alert for comments about foul odors coming from drains/walls -- invaluable indicator that traps are siphoning/leaking out/cast iron is drying out/sewage gas is escaping.

- Check for corner tears on screens

- Monitor doorways for expanding corner cracks indicating accelerated/new settling.

- Repeating @George W.'s suggestion about windows. Windows that suddenly refuse to fully open/close after a summer/winter passes can indicate new settling issues.

- Watch for changing slope/settling of existing slope away from base of structure.