Rental Property Maintenance Checklist for Mississippi Landlords

The Mississippi Delta is hard on houses. Long, hot, humid summers, heavy rain, the occasional severe storm and active insects all take a toll. A seasonal routine keeps small issues small. Use the lists below as a starting point and adjust them for each property's age, construction and condition.

Spring: prepare for the heat and the rain

• Have the air conditioning serviced before the hot season: clean coils, check refrigerant and drainage, and replace filters.
• Clear the condensate drain line so it does not back up and cause water damage.
• Clean gutters and downspouts and make sure water is carried away from the foundation.
• Inspect the roof for lifted, cracked or missing shingles and flashing problems.
• Check the grading around the house; water should slope away from the foundation.
• Trim trees and shrubs back from the roof, siding and air conditioning unit.
• Test smoke and carbon monoxide alarms and replace batteries.

Summer: manage heat and humidity

Humidity is the main summer threat. Constant dampness encourages mould, rot and pests, and an air conditioner that cannot keep up makes everything worse.

• Remind tenants to change air filters on the schedule you set, and consider supplying them.
• Check bathroom and kitchen exhaust fans; they should vent outside, not into the attic.
• Look for condensation, musty smells and mould growth around windows, closets and bathrooms.
• Check under sinks and around toilets and water heaters for slow leaks.
• Make sure crawl space vents and any moisture barriers are in good order.
• Inspect caulking around tubs, showers and windows.
• Check that the air conditioning actually cools each room, and respond quickly to cooling complaints in hot weather.

Late summer and fall: get ready for storms

• Look at the roof again, especially after any previous storm.
• Remove dead or leaning trees and limbs that could fall on the house.
• Secure or remove loose items in the yard, such as outdoor furniture and trash cans.
• Check fences, gates, sheds and carports for stability.
• Know where the water, gas and electrical shut-offs are, and make sure tenants know too.
• Share an emergency contact sheet with tenants, including who to call after hours.
• Review your insurance coverage and keep photographs of the property's condition on file.

Year-round: watch for termites and other pests

Termites and other wood-destroying insects are a standing concern in warm, damp regions, and the damage is often hidden until it is advanced. Prevention and early detection are far cheaper than repair.

• Look for mud tubes on foundation walls, discarded wings near windows, and wood that sounds hollow when tapped.
• Keep soil, mulch and firewood away from the foundation and siding.
• Fix leaks and drainage problems promptly; moisture attracts pests.
• Consider a regular professional pest inspection and treatment plan, and keep the records.
• Seal gaps where pipes and wires enter the house.
• Ask tenants to report droppings, nests or damage immediately.

Winter: protect against the occasional freeze

• Insulate exposed pipes and outdoor spigots.
• Service the heating system and replace filters.
• Check weatherstripping and door seals.
• Tell tenants how to shut off water if a pipe freezes or bursts.
• Check the water heater, since it works harder in cold weather.

Annual tasks for every property

1. Full interior and exterior walk-through with photographs.
2. Water heater flush and check, following the manufacturer's guidance.
3. Electrical check for scorched outlets, flickering lights or tripping breakers.
4. Door, window and lock check, including security.
5. Appliance review, noting age and any signs of failure.
6. Review of repair requests from the year to spot repeat problems.

Make it easy for tenants to help

Tenants see the house every day. Give them a simple way to report problems, explain what counts as urgent, and thank them when they report early. A leak reported on day one costs far less than one found after a month.

Keep a log

Record each service visit, repair and inspection with the date, cost and contractor. A log helps you budget, plan replacements and show the history of the property to insurers, buyers or a new manager.

Budget for upkeep

Roofs, air conditioning systems and water heaters eventually need replacing. Set money aside regularly rather than treating each replacement as a surprise. How much is sensible depends on the age of the house and its systems.