Inspect the Roof and Gutters

Winter storms along the Central Coast bring high winds and significant rainfall. A compromised roof can quickly turn into a costly emergency repair. Look for missing or damaged shingles, cracked flashing, or signs of leaks in the attic or ceilings.

Keep the gutters clean and free of debris. Remove leaves, pine needles, and debris to prevent clogs. Clogged gutters cause water overflow, which can damage siding, foundations, and landscaping. Downspouts will need attention, too. Ensure they direct water at least 5 feet away from the building.

If your property is near the redwoods or oak groves, you may need multiple gutter cleanings during the season.

Weatherproof Windows and Doors

Even in coastal California, winter nights can dip into the 30s. Drafty windows and doors lead to higher heating bills for tenants and potential complaints.

• Check seals and caulking. Reseal areas where you feel cold air.
• Install weatherstripping. Pay attention to door thresholds and older single-pane windows.
• Upgrade where possible. Consider double-pane windows or storm doors for long-term energy efficiency.
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Energy-efficient homes are more comfortable and attractive to renters, often allowing you to charge more in rent.

Service Heating Systems

In Santa Cruz County, most rental properties rely on gas furnaces, electric wall heaters, or baseboard units. Whatever the system, regular servicing is critical. Schedule a professional tune-up. This is usually a licensed HVAC contractor who can clean and inspect systems before peak use. 

Filter replacement will help you maintain your system, too. Is this a tenant responsibility? We recommend that owners provide clean filters to tenants and show them how to change them. Dirty filters reduce efficiency and shorten system lifespan.

If your property includes a wood-burning feature, arrange chimney cleaning to reduce fire hazards.

Winter Plumbing Precautions

While coastal Santa Cruz rarely sees freezing temperatures, areas like Scotts Valley may experience hard frosts. Frozen pipes are a real risk, which means it’s a good idea to insulate exposed pipes. Pay attention to outdoor spigots, crawl spaces, and basements. Tenants may need guidance, too. Encourage them to keep indoor heat on during cold snaps and to let faucets drip slightly overnight in extreme cold.

Check for leaks. Winter rains can overwhelm septic systems or expose hidden plumbing issues.

Exterior Drainage and Landscaping

Santa Cruz winters are defined by rain. Poor drainage can lead to erosion, foundation damage, or even flooding.

• Check grading. Ensure soil slopes away from the building.
• Clear French drains or sump pumps. Test that pumps work and drains aren’t clogged.
• Trim overhanging branches. Winter storms can bring down tree limbs, especially from eucalyptus and Monterey pines.

Consider hiring an arborist for large trees, especially important if your property is in Aptos, Capitola, or mountain communities prone to storm damage. This preventative step can save you a lot of money and the angst of cleaning up and repairing tree damage.

Safety and Emergency Preparedness

Your tenants depend on you to maintain a safe living environment year-round.

• Smoke and CO detectors. Test and replace batteries. California law requires functioning carbon monoxide detectors in all rental properties with fuel-burning appliances. By putting this on the winter maintenance schedule, you know that you’re paying attention at least once per year.
• Outdoor lighting. Ensure walkways, stairs, and driveways are well lit to prevent accidents on rainy, dark evenings.

Pest Control Checks

Cold, wet weather drives rodents and insects indoors.

• Seal entry points. Inspect crawl spaces, attics, and garages for gaps.
• Schedule preventive service. Work with a local pest control company to deter rodents, ants, and termites.
• Tenant awareness. Encourage tenants to report droppings, scratching noises, or insect sightings early.

Communication With Tenants

Even the best maintenance plan fails if tenants aren’t looped in. If you want to conduct a maintenance inspection annually, you’ll also need to provide them plenty of notice. Make sure this is in the lease agreement to minimize surprises and inconveniences. 

Remind tenants of their responsibilities, especially during the winter. You want them to know that it’s essential they report problems right away, especially leaks. Provide all the necessary contact information. You want to make it easy for tenants to reach you or your property manager for emergencies.

Why Winter Maintenance Matters in Santa Cruz County

As we’ve said, our area is known for its mild climate, but landlords here face unique risks when it comes to their investments:

• Heavy storms. The atmospheric river events of recent years caused flooding, mudslides, and roof damage countywide.
• Coastal wear. Ocean air accelerates deterioration of exteriors and mechanical systems.
• Tenant comfort. In a competitive rental market, well-maintained homes attract longer-term, more responsible renters.

By staying proactive, and maintaining your property seasonally, you’ll avoid costly emergency calls, extend the life of your property, and build stronger relationships with your tenants.

Winter is an opportunity for Santa Cruz County rental property owners to execute a seasonal maintenance plan that safeguards your investment, complies with California habitability laws, and enhances tenant satisfaction.