Property Maintenance Calendar: A Seasonal Guide for Indianapolis Landlords

Regular property maintenance is essential for protecting your investment, maintaining tenant satisfaction, and preventing costly repairs. This seasonal maintenance calendar provides Indianapolis landlords with a comprehensive checklist of tasks to perform throughout the year.

Spring Maintenance (March-May)

Exterior Tasks

**Lawn Care and Landscaping:** - **Lawn mowing and edging**: Regular lawn maintenance - **Fertilizer application**: Promote healthy grass growth - **Weed control**: Prevent weed infestations - **Shrub and tree trimming**: Maintain appearance and safety - **Flower bed planting**: Enhance curb appeal

**Exterior Cleaning:** - **Power washing**: Clean siding, decks, and patios - **Gutter cleaning**: Remove debris and ensure proper drainage - **Window washing**: Improve natural light and appearance - **Exterior lighting**: Check and replace bulbs

**Structural Inspections:** - **Roof inspection**: Check for leaks and damage - **Siding inspection**: Look for cracks, rot, and damage - **Foundation inspection**: Check for cracks and water damage - **Deck and patio inspection**: Ensure structural integrity

Interior Tasks

**HVAC System Maintenance:** - **Air conditioner servicing**: Clean coils and check refrigerant levels - **Filter replacement**: Improve air quality and efficiency - **Duct cleaning**: Remove dust and allergens

**Plumbing Inspections:** - **Leak detection**: Check for leaks under sinks and toilets - **Drain cleaning**: Prevent clogs and backups - **Water heater inspection**: Check for leaks and sediment buildup

**Safety Checks:** - **Smoke detector testing**: Ensure proper function - **Carbon monoxide detector testing**: Protect against CO poisoning - **Fire extinguisher inspection**: Check pressure and expiration date

Summer Maintenance (June-August)

Exterior Tasks

**Lawn and Garden Maintenance:** - **Regular lawn mowing**: Maintain lawn height - **Watering**: Ensure adequate irrigation - **Pest control**: Prevent insect infestations - **Garden maintenance**: Weed and prune plants

**Deck and Patio Maintenance:** - **Cleaning and sealing**: Protect wood surfaces - **Furniture inspection**: Check for damage and wear - **Lighting maintenance**: Ensure proper function

**Exterior Painting:** - **Touch-up paint**: Address peeling or fading paint - **Full exterior paint**: If needed, schedule painting

Interior Tasks

**HVAC System Maintenance:** - **Air conditioner servicing**: Clean coils and check refrigerant levels - **Filter replacement**: Improve air quality and efficiency

**Plumbing Maintenance:** - **Drain cleaning**: Prevent clogs and backups - **Garbage disposal inspection**: Check for proper function

**Appliance Maintenance:** - **Refrigerator cleaning**: Clean coils and interior - **Dishwasher cleaning**: Remove food debris and mineral buildup - **Washer and dryer maintenance**: Clean lint traps and check hoses

Fall Maintenance (September-November)

Exterior Tasks

**Lawn and Garden Preparation:** - **Leaf removal**: Prevent lawn damage and drainage issues - **Winterize irrigation system**: Prevent freezing and damage - **Plant fall bulbs**: Prepare for spring blooms - **Fertilize lawn**: Promote healthy root growth

**Gutter Cleaning:** - **Remove leaves and debris**: Ensure proper drainage - **Check downspouts**: Ensure proper water flow

**Exterior Inspections:** - **Roof inspection**: Check for damage from summer storms - **Siding inspection**: Look for cracks and damage - **Window and door inspection**: Check for drafts and leaks

Interior Tasks

**Heating System Maintenance:** - **Furnace servicing**: Clean and inspect furnace - **Filter replacement**: Improve air quality and efficiency - **Carbon monoxide detector testing**: Ensure proper function

**Plumbing Preparation:** - **Insulate pipes**: Prevent freezing and bursting - **Check for leaks**: Repair any leaks before winter

**Safety Checks:** - **Smoke detector testing**: Ensure proper function - **Fire extinguisher inspection**: Check pressure and expiration date

Winter Maintenance (December-February)

Exterior Tasks

**Snow and Ice Removal:** - **Shoveling sidewalks and driveways**: Prevent slip and fall accidents - **Ice melt application**: Prevent ice buildup - **Roof snow removal**: If necessary, remove heavy snow loads

**Exterior Inspections:** - **Check for ice dams**: Prevent water damage - **Inspect trees and shrubs**: Remove snow and ice buildup

Interior Tasks

**Heating System Maintenance:** - **Monitor furnace function**: Ensure proper heating - **Check for carbon monoxide leaks**: Protect against CO poisoning

**Plumbing Maintenance:** - **Monitor for frozen pipes**: Take precautions to prevent freezing - **Check for leaks**: Repair any leaks promptly

**Safety Checks:** - **Smoke detector testing**: Ensure proper function - **Carbon monoxide detector testing**: Ensure proper function - **Fire extinguisher inspection**: Check pressure and expiration date

Monthly Maintenance Checklist

Interior Tasks

**HVAC System:** - **Filter replacement**: Replace air filters monthly - **Vent cleaning**: Clean air vents and registers

**Plumbing:** - **Leak detection**: Check for leaks under sinks and toilets - **Drain cleaning**: Pour drain cleaner down drains

**Appliances:** - **Refrigerator cleaning**: Clean interior and exterior - **Dishwasher cleaning**: Run dishwasher with vinegar

**Safety:** - **Smoke detector testing**: Test smoke detectors monthly - **Carbon monoxide detector testing**: Test CO detectors monthly

Exterior Tasks

**Lawn and Garden:** - **Lawn mowing**: Mow lawn regularly during growing season - **Weed control**: Remove weeds from lawn and garden

**Exterior Cleaning:** - **Sweep sidewalks and driveways**: Keep exterior clean - **Remove trash and debris**: Prevent pest infestations

Emergency Maintenance Procedures

Common Emergencies

**Plumbing Emergencies:** - **Burst pipes**: Shut off water and call plumber - **Sewer backups**: Call plumber immediately - **Water leaks**: Identify source and call plumber

**HVAC Emergencies:** - **No heat in winter**: Call HVAC technician - **No air conditioning in summer**: Call HVAC technician

**Electrical Emergencies:** - **Power outages**: Check circuit breakers and call electrician - **Electrical fires**: Evacuate and call fire department

**Security Emergencies:** - **Break-ins**: Call police and secure property - **Lockouts**: Provide tenant with access

Emergency Contact Information

**Landlord Contact Information:** - **Phone number**: 24/7 emergency contact - **Email address**: For non-urgent issues

**Emergency Service Providers:** - **Plumber**: Local plumbing company - **HVAC technician**: Local HVAC company - **Electrician**: Local electrical company - **Fire department**: 911 - **Police department**: 911

Tenant Responsibilities

Lease Agreement

**Maintenance Responsibilities:** - **Lawn care**: Mowing and watering - **Snow removal**: Shoveling sidewalks and driveways - **Minor repairs**: Replacing light bulbs and batteries - **Cleaning**: Maintaining cleanliness of property

**Reporting Requirements:** - **Promptly report maintenance issues**: Leaks, damage, and malfunctions - **Follow emergency procedures**: In case of emergencies

Communication

**Regular Communication:** - **Landlord-tenant communication**: Open and responsive communication - **Maintenance requests**: Submit maintenance requests promptly - **Emergency contact**: Provide emergency contact information

**Respectful Communication:** - **Respect property**: Avoid damage and misuse - **Follow lease terms**: Adhere to lease agreement

Technology & Tools

Maintenance Management Software

**Property Management Software:** - **Buildium**: Comprehensive property management software - **AppFolio**: Scalable platform for growing portfolios - **Rent Manager**: Full-service property management solution - **TenantCloud**: Cloud-based management with maintenance tracking

**Maintenance Tracking Features:** - **Maintenance request submission**: Online portal for tenants - **Work order management**: Assign and track maintenance tasks - **Vendor management**: Manage and track service providers - **Reporting and analytics**: Track maintenance costs and trends

Mobile Apps

**Maintenance Apps:** - **Handyman**: Find local handymen and contractors - **TaskRabbit**: Hire help for various tasks - **HomeAdvisor**: Find and compare local professionals

**Inspection Apps:** - **HappyCo**: Property inspection app - **zInspector**: Property inspection and reporting app

*Regular tenant screening(/blog/complete-guide-tenant-screening-indianapolis) can help ensure responsible tenants who properly maintain the property.*

Conclusion

Regular property maintenance is essential for protecting your investment, maintaining tenant satisfaction, and preventing costly repairs. By following this seasonal maintenance calendar and utilizing available technology and tools, Indianapolis landlords can effectively manage their properties and ensure long-term success.

**Key Success Factors:** - **Seasonal maintenance**: Perform tasks according to the season - **Regular inspections**: Identify and address issues early - **Tenant communication**: Maintain open communication with tenants - **Emergency preparedness**: Have procedures in place for emergencies

**Remember:** - Property maintenance is an ongoing process - Tenant cooperation is essential - Professional assistance is available - Prevention is key to avoiding costly repairs

**Professional Property Management Benefits:** Working with experienced property management professionals provides: - **Comprehensive maintenance programs**: Scheduled maintenance and inspections - **Emergency response**: 24/7 emergency maintenance services - **Vendor management**: Reliable and cost-effective service providers - **Tenant communication**: Professional communication with tenants

The Indianapolis rental market rewards property owners who prioritize property maintenance and tenant satisfaction. By following the guidelines in this comprehensive guide, you can effectively manage your properties and ensure long-term success.

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