Owner Insights
A good rental property maintenance checklist for a Seattle winter is mostly about timing. Clear gutters and drains before the big November storms, protect pipes before the first hard freeze, service the heat before residents need it, and test every smoke and carbon monoxide alarm while getting around is still easy.
This guide walks Seattle-area owners through each job, from moss on the roof to ice on the front walk. It also covers the Washington repair deadlines that apply when something breaks anyway. Use the checklist and quick quiz near the end to see where your property stands.
The short version
A Seattle winter checklist should cover six areas: roof and gutters, plumbing, heating, life-safety alarms, the grounds and your residents. Most of the work belongs in late October and November, before heavy rain and the first hard freeze, with quick checks after every storm and a reset in March.
Winter prep is two kinds of work. The building work keeps water off the roof and away from the foundation, keeps pipes warm and keeps the heat running. The people work makes sure residents know what to report, how fast and to whom. Here is how the season usually breaks down for a Puget Sound rental.
Late October
Roof, gutters and heat
Clean gutters and roof drains once most leaves are down, check the roof and moss, book heating service, and test smoke and CO alarms.
November
Freeze-proofing and resident notice
Drain and cover hose bibs, shut off irrigation, insulate exposed pipes, close foundation vents and send residents your winter letter.
December to February
Watch the forecast
Recheck gutters after windstorms, keep vacant units heated, clear sidewalks after snow and inspect for leaks after big storms.
March
Spring reset
Reopen foundation vents to prevent dry rot, reconnect hoses, treat moss and walk the roof and drainage again.
April
Plan 2027 projects
Turn what you found this winter into a budget: roof work, gutter guards, drainage or heating upgrades.
Seattle winters are long and wet more than cold. NOAA’s 1991 to 2020 climate normals put average yearly precipitation at Sea-Tac at 39.34 inches, and October through March delivers about 29.7 of those inches, roughly 75 percent. November alone averages 6.31 inches.
Much of that water arrives in bursts. NOAA describes atmospheric rivers as long, narrow regions in the atmosphere that carry most of the water vapor outside the tropics. When one stalls over Puget Sound, a gutter that handles normal drizzle can overflow fast, and water finds every gap in siding, flashing and foundations.
Cold is the second risk, and it surprises people because it is rare. Average lows at Sea-Tac stay above freezing even in December and January, yet the same normals show about 25 nights a year at or below 32 degrees. Several often arrive together in an arctic blast, which is when an uninsulated crawl space pipe splits.
Water is also what makes winter expensive. The Insurance Information Institute reports that water damage and freezing claims on homeowners policies averaged $15,400 each from 2019 to 2023. Rental policies differ, but the lesson carries over.
Clean gutters and roof drains once the leaves are down, make sure every downspout empties away from the foundation, and test any sump pump before November. The EPA’s moisture guidance is simple: clean and repair roof gutters regularly, and make sure the ground slopes away from the foundation.
Gutters should run freely end to end, with no sags, open seams or missing splash blocks. On the flat or low-slope roofs common on Seattle apartment buildings, clear roof drains and scuppers of leaves and needles, because a blocked drain can pond water quickly.
Moss thrives on shaded Seattle roofs and holds water against the shingles. Have a roofer check for moss buildup, lifted shingles, cracked pipe boots and loose flashing around chimneys and skylights. Pressure washing can damage shingles, so leave moss removal to someone who knows the material.
Seattle Public Utilities asks residents to prevent flooding by raking leaves and safely clearing the storm drain near their property, since leaves clog drains on rainy days. Report a drain you cannot clear safely through the city’s Find It, Fix It app. SPU takes flooding and sewer backup reports at (206) 386-1800, 24 hours a day.
To test a sump pump, pour water into the pit and make sure the pump starts and discharges well away from the building. Check area drains at the bottom of exterior stairs and driveways too.
Pro tip
Photograph each roof slope, gutter run and drain during your fall check. When a leak is reported in January, you can see what changed, and the photos help with any insurance conversation.
Drain and remove outdoor hoses, shut off and drain outside faucets and irrigation, insulate pipes in crawl spaces, garages and attics, and keep every unit heated to at least 55 degrees. In severe cold, a slow drip of cold water from one indoor faucet and open sink cabinets on outside walls help prevent freezing.
Seattle Public Utilities publishes clear freeze steps that translate well to rentals:
Vacant units need extra care
SPU says not to leave water running in unoccupied buildings. Keep a vacant unit heated to at least 55 degrees, consider shutting off and draining the water if it will sit empty through a cold snap, and check it in person after any freeze.
Make sure your team and your residents know where the main water shutoff is. SPU says to close it immediately if a pipe breaks; SPU customers who cannot reach it can call (206) 386-1800 for a crew to shut water off at the meter. If a faucet gives only a trickle, suspect a frozen pipe: warm it with towels soaked in hot water, never an open flame, and call a licensed plumber if it will not thaw.
Have every furnace, boiler, heat pump and wall heater serviced each fall, because Seattle sets a minimum indoor temperature. The Seattle Department of Construction and Inspections says owners responsible for heat must keep rental units at no less than 68 degrees from 7 a.m. to 10 p.m. and 58 degrees at night, September through June.
State law adds that landlords must provide facilities adequate to supply heat, water and hot water as reasonably required, and keep heating systems in reasonably good working order (RCW 59.18.060). Ask your technician to check ignition, venting, thermostats and safety controls, and to confirm gas flues are clear, since a blocked vent is a carbon monoxide risk.
Seattle and Eastside note
Many older Seattle buildings use electric baseboard or wall heaters, while newer ones often use heat pumps. Baseboards need clearance from curtains and furniture, and wall heater grilles collect dust that can smell or scorch on the first cold day. Mention both in your winter letter.
Add water heaters to the list. Losing hot water falls in the same 24-hour repair category as losing heat, so a fall flush and relief valve check can save an emergency call in January.
Winter maintenance, handled
Pacific Crest Real Estate coordinates preventative maintenance, vendor scheduling and 24/7 emergency response for rental owners across Seattle, the Eastside and Snohomish County.
Washington rentals need both smoke alarms and carbon monoxide alarms. The owner installs them. During a tenancy, the tenant keeps them working and replaces the batteries.
Carbon monoxide alarms have been required in rentals since January 1, 2013 (RCW 19.27.530). The only exemption is an owner-occupied single-family home legally occupied before July 26, 2009. Place a CO alarm outside each sleeping area, on every level, and inside any bedroom with a fuel-burning appliance (WAC 51-51-0315). Seattle’s owner guidance adds bedrooms with a fireplace.
For smoke alarms, RCW 43.44.110 makes installation the owner’s duty and maintenance the tenant’s, and requires the owner to confirm the alarm works at each vacancy before a new occupant moves in. Seattle calls for smoke alarms in every sleeping room and in hallways outside them. RCW 59.18.060 also requires a written fire safety notice stating whether the smoke alarm is hard-wired or battery operated.
Key point
Even though tenants handle batteries, fall is a good time to confirm every alarm is present, correctly placed and within its service life. A test during your fall inspection, with proper notice, gives you a dated record.
Outages raise the CO risk. The Washington State Department of Health says portable generators should be at least 20 feet from buildings and never run in a garage, carport, basement, crawl space or other enclosed area, even with ventilation. Put that in your winter letter.
Once a tenant gives written notice, RCW 59.18.070 requires the landlord to begin repairs as soon as possible, and no later than 24 hours for a loss of heat, hot or cold water, electricity or an imminent hazard to life, 72 hours for a refrigerator, range, oven or major plumbing fixture, and 10 days for everything else.
| Condition | Winter examples | Begin repairs within |
|---|---|---|
| Deprives the tenant of hot or cold water, heat or electricity, or is imminently hazardous to life | Furnace failure, burst supply line, water heater out, gas smell | 24 hours |
| Deprives the tenant of a refrigerator, range and oven, or a major plumbing fixture supplied by the landlord | Broken refrigerator, oven out, only toilet unusable | 72 hours |
| All other cases | Slow roof leak, failed weatherstripping, broken gutter | 10 days |
The clock starts when the landlord, or whoever collects rent, receives written notice naming the unit and the problem. The limits do not apply where circumstances are beyond the landlord’s control, but the repair still has to happen as soon as possible. If deadlines are missed, RCW 59.18.100 can let a tenant hire a licensed contractor and deduct the cost from rent, within limits the statute sets.
Fast repairs start with residents knowing how to reach you. Send a short winter letter in November that covers:
Pacific Crest Real Estate residents submit non-emergency requests through the resident portal, which goes straight to the maintenance queue, and can reach an emergency line at any hour. Quick responses during a cold snap are also one of the simplest ways to reduce tenant turnover.
Fix leaks fast and keep heat and ventilation working. The EPA recommends indoor humidity below 60 percent, ideally 30 to 50, and says wet materials dried within 24 to 48 hours usually will not grow mold.
The Washington State Department of Health draws a clear line: landlords fix building problems such as leaks and ventilation or heating defects, while renters run heat and ventilation to limit condensation and report leaks promptly in writing. State law also requires landlords to give tenants Department of Health information on indoor mold (RCW 59.18.060). In the fall, test every bath and kitchen fan, check window caulking and look under sinks for slow leaks.
Walk the property before every forecast windstorm or freeze. Seattle City Light recommends looking for hazards and for loose or cracked branches, and trimming or securing them if it is safe.
Have an arborist check limbs over roofs, parking and lines. Pruning a street tree needs an SDOT permit for cuts 2 inches or more across or removing 15 percent or more of the canopy.
Seattle City Light takes outage reports at (206) 684-3000. Stay at least 30 feet from a downed line and call 911.
SDOT says owners must make sure snow and ice on the adjacent sidewalk does not pose a hazard to pedestrians. Stock ice melt early.
Secure patio furniture, bins, fence panels and decorations, and check that gutters and trim are fastened tight.
Decide in advance who clears snow and ice at each property: your maintenance team, a contractor or residents under the lease. For multifamily buildings, include common walkways, exterior stairs and parking, not just the public sidewalk.
After any major storm, walk the property again for missing shingles, clogged gutters, standing water and leaning trees. Photograph what you find, then schedule repairs in order of risk.
Here is the complete rental property maintenance checklist for fall and winter, grouped by area. Most owners can finish the building items in one or two visits if vendors are booked early. For the bigger picture, see our Seattle property management guide for rental owners.
Seattle winter rental property maintenance checklist
0 of 24 done
Roof and gutters
Plumbing
Heating
Safety
Grounds
Residents
Then take the quick quiz. It points to the gaps that most often turn into winter emergency calls.
Is your rental ready for winter?
8 quick yes or no questions
1. Have the gutters and roof drains been cleaned since most leaves came down?
2. Are garden hoses still connected to outdoor faucets?
3. Do you and your residents know where the main water shutoff is?
4. Has the heating system been serviced in the last 12 months?
5. Are there CO alarms outside every sleeping area and on every level?
6. Could a vacant unit drop below 55 degrees during a cold snap?
7. Do residents have a 24/7 number for no heat, flooding or a burst pipe?
8. Are there cracked or loose limbs over the roof, walkways or power lines?
Answer the questions above
Answer for one property at a time.
If the quiz turned up more gaps than you have time to close, help is available. Our inspection and maintenance program covers seasonal HVAC checks, gutter cleaning and drainage inspections, roof assessments, water heater checks and smoke and CO detector testing, backed by 24/7 emergency coordination. See how it fits with our other property management services, or read when to hire a property manager in Seattle.
Late October through November is the main window. Clean gutters once most leaves have fallen, and freeze protection should be in place before the first hard freeze. NOAA normals show November is Sea-Tac's wettest month, so roof and drainage work should be done before then. Plan a second gutter pass if the property sits under large trees.
Seattle Public Utilities advises keeping the thermostat no lower than 55 degrees day or night, even when no one is home, and not leaving water running in unoccupied buildings. For a unit that will stay empty through a cold snap, many owners also shut off and drain the water and check the unit in person after each freeze.
Under RCW 59.18.070, a landlord must begin repairs no later than 24 hours after receiving written notice when a defect deprives the tenant of heat, hot or cold water, or electricity. The deadline does not apply where circumstances are truly beyond the landlord's control, but the work still has to be completed as soon as possible.
Yes. RCW 19.27.530 required residential buildings, including existing rentals, to have carbon monoxide alarms by January 1, 2013. The state code places them outside each sleeping area and on every level. During a tenancy, the tenant is responsible for maintaining the alarm and replacing its batteries, so owners should check alarms between tenants.
SDOT says adjacent property owners must make sure snow and ice on the sidewalk next to their property does not pose a hazard to pedestrians. Owners can assign the work to a maintenance team, a contractor or residents through the lease, but it should be decided and written down before the first snow forecast.
The Washington State Department of Health says landlords are generally responsible for fixing building problems such as leaks and ventilation or heating defects that cause moisture, while renters must run heat and ventilation to limit condensation and report leaks promptly in writing. Who pays depends on the cause, which is why fast reporting and documentation matter.
Head into winter with a plan for every property
Pacific Crest Real Estate manages 4,800+ residential and multifamily units across Seattle, the Eastside, Snohomish County and the wider Puget Sound region. Tell us about your property and we will show you how our maintenance and inspection team would handle the season. Call (206) 812-9150 or request a quote online.
Sources
Verified as of October 2026. This is general information, not legal advice. Washington and Seattle rules change, and the right answer for your property depends on your lease, building and local code. Check the current statutes and city guidance linked above, or speak with an attorney, before acting on a specific situation.
