What is winter in Las Vegas, when we’re talking about your rental property?
It’s not snowflakes and ice storms (happily).
But, there’s still a place for seasonal maintenance before and during the winter months.
We’re talking about that here, and providing a winter property maintenance checklist for your rentals.
Quick Overview:
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What Does Winter Look Like?
Winter in Las Vegas, Henderson, and the surrounding areas in Nevada offers a mild and sunny contrast to the harsh cold found in so many other parts of the country. From December through February, daytime highs typically range from the upper 50s to mid-60s°F, while nighttime lows can dip into the 30s and low 40s.
It can get cold, but not unpleasant.
While rare, temperatures can occasionally reach freezing, particularly during the early morning hours. Snowfall is extremely uncommon in the valley areas, but the nearby mountains, like Mount Charleston, often receive snow, providing a scenic winter backdrop and recreational opportunities that are just an hour or so away.
There’s a distinct lack of rain, too. Unlike traditional winter climates, the Las Vegas Valley remains mostly dry, with low humidity and limited precipitation. Rain is infrequent but not unheard of, especially during passing winter storms. Skies are often clear or partly cloudy, contributing to an average of over 300 sunny days per year. These pleasant conditions allow for year-round outdoor activity, making winter an appealing season for hiking, golfing, or exploring nearby desert parks.
In all of the areas we serve as professional property managers, homes and buildings are typically not equipped for deep cold, so we always recommend that landlords and residents still prepare for the occasional cold snap by winterizing outdoor pipes and checking heating systems. This is the type of preventative service that can save owners thousands of dollars in surprise repairs and replacements.
Overall, winter in Las Vegas and Henderson is calm, cool, and comfortable. It explains our surging population of snowbirds, retirees, and residents seeking relief from extreme cold. It allows year-round residents to get a respite from our extreme summertime heat.
Smart Winter Maintenance Tips for Rental Property Owners
Proactive maintenance in the winter protects your investment. It also keeps tenants happy, reduces emergency repair costs, and ensures compliance with Nevada’s habitability laws. Whether you manage a single-family home in Henderson or a multi-unit complex in Summerfield, here are some smart, seasonal tips to get your rental ready for winter.
- Inspect and Service the Heating System
Even though winters are relatively mild, temperatures in Las Vegas can dip into the 30s at night. Tenants expect reliable heating, and Nevada law requires it. You’ll want to schedule a professional HVAC inspection before peak winter use, replace or clean furnace filters to maintain air quality and efficiency, and check carbon monoxide detectors if the property has gas heat sources.
Preventative HVAC service can avoid mid-season breakdowns and tenant complaints. Plus, it can extend the life of your system and improve energy efficiency.
- Protect Outdoor Plumbing
Though rare, freezing temperatures do occur in Las Vegas, especially in December and January. Pipes exposed to cold air, like those in outdoor walls, attics, or irrigation systems, can freeze and burst. Insulate exposed outdoor plumbing and hose bibs with foam covers. Shut off and drain sprinkler systems not in use, and advise tenants to let indoor faucets drip slightly on cold nights if a freeze is expected. Frozen or burst pipes can lead to major water damage, expensive repairs, and habitability issues. A little insulation can save you thousands.
- Check Weatherstripping and Insulation
While it may not snow in the valley, winter winds and cooler air can still lead to higher heating bills if your rental isn’t properly sealed. Inspect doors and windows for drafts, and replace worn weatherstripping or door sweeps. Check attic insulation to ensure adequate coverage.
Drafty rental homes are not only uncomfortable but inefficient. Proper sealing also reduces strain on your HVAC system.
- Clean Gutters and Check Drainage
Even though Las Vegas doesn’t see much rain in winter, when it does rain, it can rain hard. This can create sudden problems for your rental property, especially considering rain is rarely anticipated. Clogged gutters can lead to water pooling around foundations or leaking into roofs. We recommend that property owners have their gutters and downspouts cleared of debris, leaves, and dirt. Always ensure drainage is directed away from the property’s foundation. Look for signs of water staining, sagging gutters, or loose connections.
If there’s any flash and sudden flooding, check in with your tenants to make sure that they’re okay and to ensure there’s no noticeable damage to the property. Infrequent but intense winter rainstorms can lead to unexpected leaks or flooding. Good drainage prevents water damage, mold, and structural issues.
- Service or Shut Down Evaporative Coolers
Many Las Vegas properties still use swamp coolers, especially in older homes. These should be properly shut down for winter to avoid damage or mold buildup. You’ll want to drain the cooler and disconnect the water supply. Clean and cover the unit to protect it from dust and debris and to make sure it’s ready for the hot weather next season. Leaving an evaporative cooler full of water in the winter can cause rust, algae growth, or even freezing damage.
- Landscape and Tree Maintenance
Winter is an excellent time to consider whether your landscaping is performing the way you want, or if there’s room for improvement. Desert plants may be drought-tolerant, but winter is a great time to prune trees and prep landscaping for the next growing season.
Trim dead or overhanging branches that could fall during windstorms. Clear leaves, dead plants, and debris from yards, and adjust irrigation schedules for cooler temperatures (or turn them off if unnecessary). This is important because winter storms can bring high winds, and neglected landscaping can cause property damage or even injury. Clean, trimmed yards also improve curb appeal and tenant satisfaction.
- Inspect Roofs and Attic Spaces
Las Vegas roofs take a beating from the summer sun, and once the worst of the heat has passed, you’ll want to take a close look at your roof and whether it needs some help. Winter is when any hidden issues tend to show up in the roof, especially during heavy rain or cold snaps.
Look for missing or cracked shingles. Check flashing around chimneys and vents, and inspect for signs of interior water damage or roof leaks in the attic. Make sure you’re working with a good roofer. Roof leaks are one of the costliest and most disruptive maintenance issues. Catching problems early can prevent interior damage and tenant displacement.
- Check Smoke and Carbon Monoxide Detectors
Safety features should always be part of your seasonal maintenance plan. Winter is the most common season for house fires due to increased use of heating equipment. Nevada law requires functional smoke and CO detectors in all rental units. Take this time to test all smoke and CO detectors. Replace batteries or install new units if expired.
Educate tenants on fire safety, especially if your property uses gas heat or fireplaces.
This is a legal requirement and a critical safety issue. Non-compliance can lead to fines, lawsuits, or severe consequences in the event of a fire or CO leak.
Tenant Communication Helps with All Maintenance Plans
Clear communication around maintenance is important. Your tenants are your eyes and ears on the property, and a little guidance can go a long way. We recommend that you focus on your partnership with tenants when it comes to maintaining your rental. Try:
- Sending out a winter checklist or newsletter with tips on staying warm and safe.
- Letting tenants know how to report maintenance issues or emergencies.
- Offering reminders about heater use, thermostat settings, and avoiding space heaters.
Informed tenants are more likely to care for the property and alert you to problems early. This helps you avoid larger repairs later. It also strengthens landlord-tenant relationships.
Tenants often travel during the holidays. If your property is vacant during the holidays or your tenants travel, make sure the property is still protected. Ask them to set thermostats to 55°F to maintain safe temperatures. Check locks and security systems.
Perform a mid-winter walkthrough if possible, especially for vacant rental properties.
Winter in our area may not bring blizzards or deep freezes, but it still demands attention from rental property owners. The season provides a perfect opportunity to catch up on preventive maintenance, protect your investment, and show your tenants that you’re proactive and professional.
By taking care of heating systems, plumbing, roofing, and communication, you’ll avoid costly repairs and also extend the life of your property.
Let’s stay ahead of even the mildest of seasons. When you’re ready to talk about maintenance for your rental property, please contact us at New West Property Management. Our team expertly manages residential rental homes in Las Vegas and throughout Clark County, including Henderson and North Las Vegas.
