Fall and Winter for Las Vegas Rental Owners
Recover from the summer, then get ready for the handful of cold nights
Fall is the useful window. Everything that took a beating over the summer and the monsoon can be put right while HVAC technicians and roofers still have openings, and the short, mild winter is exactly why freeze damage catches owners out here: nobody prepares for the few nights that drop below freezing.
Each card below points to the page on this site that covers the topic in full. Nothing here is a separate program — it is the fall and winter end of the same maintenance calendar we run for the properties we manage.
-
September – October
Post-summer recovery: roof, gutters and monsoon damage
Check the roof, drains and gutters once monsoon season has finished with them, and look again at landscaping, exterior lighting and safety items.
Fall maintenance checklist -
October – November
Cut irrigation back for the winter watering schedule
The Southern Nevada Water Authority limits sprinkler irrigation to one assigned day per week during the winter, and the restriction applies to drip irrigation too. Reset irrigation clocks when daylight saving time ends.
Winter watering rules -
November
Heating check before the first cold night
Confirm the heating works before a tenant needs it, while a technician can still get to the property quickly. Loss of heat in winter is an emergency.
Fall section of the seasonal checklist -
Before winter
Pre-winter inspection
Water under sinks and at the water heater, HVAC filters and vents, windows and their seals: a documented inspection catches the cheap problem before the cold turns it into an expensive one.
Routine property inspections Ask about a pre-winter inspection -
December – February
Freeze protection: pipes, hose bibs and the backflow preventer
Drain and disconnect hoses, insulate the irrigation backflow device without blocking its ports, wrap exposed irrigation pipe, and make sure someone knows where the water shut-off is.
Freeze protection for rentals -
Fall leasing
The fall rental market, and choosing a manager
What moves quickly in a Las Vegas fall market, and what to look for if you are deciding who should manage the property through the winter.
Fall housing rentals in Las Vegas Choosing a property manager this fall -
All winter
Winter emergency repairs
Tenants of properties we manage report repairs through the maintenance request page; for an emergency that needs immediate attention, call 725.276.1644. For a life-threatening emergency call 911.
Submit a maintenance request Handling emergency repairs Owners: ask about a freeze or heating repair
How We Handle It
For the properties we manage, fall and winter work is scheduled alongside everything else — vetted vendors, documented inspections and a clear request system for tenants. The full picture of how repairs and inspections run is on our maintenance and inspections page, and the whole year, season by season, is in the seasonal maintenance checklist for Las Vegas rentals.
If you are deciding whether to hand the property over before winter, a free rental analysis tells you what it should be earning, and our landlord resources cover the rest.