ADU Maintenance Guide: Protecting Your Investment Long-Term

Proper maintenance preserves your ADU's value, ensures tenant satisfaction, and prevents costly repairs. Here's a comprehensive guide to keeping your investment in top condition.

Preventive Maintenance Schedule

Monthly Tasks - Test smoke and carbon monoxide detectors - Check and clean range hood filters - Inspect for water leaks around fixtures - Clean dryer lint trap and exterior vent - Test GFCI outlets in bathrooms and kitchen

Quarterly Tasks - Change HVAC air filters - Clean windows and inspect for seal damage - Check caulking around tubs, showers, and windows - Inspect exterior for paint damage or wear - Test garage door opener safety features

Semi-Annual Tasks - Service HVAC system professionally - Clean gutters and downspouts - Inspect roof for damage or wear - Check and clean bathroom exhaust fans - Test whole-house surge protectors

Annual Tasks - Professional electrical system inspection - Plumbing system professional review - Deep clean and inspect appliances - Exterior power washing and maintenance - Update maintenance records and warranties

HVAC System Care

Filter Maintenance Change filters every 1-3 months depending on usage and air quality. High-quality filters improve efficiency and indoor air quality.

Ductwork Inspection Check for loose connections, damage, or blockages that reduce system efficiency.

Professional Service Annual tune-ups by qualified technicians prevent breakdowns and maintain efficiency.

Thermostat Programming Optimize settings for occupied vs. vacant periods to reduce energy costs.

Plumbing Maintenance

Water Pressure Monitoring Low pressure may indicate pipe restrictions or fixture problems requiring attention.

Leak Detection Regular visual inspections of all water connections, especially under sinks and around water heater.

Drain Care Monthly drain cleaning prevents clogs and maintains proper drainage throughout the unit.

Water Heater Maintenance Annual flushing removes sediment buildup and maintains efficiency in tank units.

Electrical System Care

Panel Inspection Annual professional inspection ensures safe operation and identifies potential issues.

Outlet Testing Monthly GFCI testing ensures safety devices function properly in wet areas.

Load Management Monitor electrical usage to prevent overloading circuits, especially in older conversions.

Surge Protection Whole-house surge protectors guard against electrical damage from power fluctuations.

Exterior Maintenance

Roof Care Annual inspections catch minor issues before they become major problems.

Paint and Siding Regular touch-ups maintain appearance and protect underlying materials from weather damage.

Window and Door Seals Annual inspection and maintenance of weatherstripping maintains energy efficiency.

Landscaping Proper drainage and vegetation management protects foundation and prevents moisture issues.

Interior Maintenance

Flooring Care Regular cleaning and periodic refinishing protects your flooring investment.

Wall and Ceiling Inspection Look for cracks, stains, or damage that could indicate underlying problems.

Cabinet and Fixture Care Regular cleaning and hardware tightening maintains functionality and appearance.

Ventilation Management Ensure bathroom and kitchen fans operate properly to prevent moisture problems.

Rental Property Considerations

Move-Out Inspections Thorough documentation protects against security deposit disputes and identifies needed repairs.

Tenant Education Provide maintenance guidelines to tenants for daily care items like filter changes and basic upkeep.

Emergency Procedures Clear instructions for shutting off utilities and contacting emergency services or property management.

Regular Check-Ins Scheduled visits allow early identification of maintenance issues and tenant concerns.

Cost Management

Maintenance Budget Plan for 1-3% of property value annually for maintenance and repairs.

Vendor Relationships Develop relationships with reliable contractors for electrical, plumbing, and HVAC needs.

Warranty Tracking Maintain records of all warranties for appliances, systems, and construction work.

Preventive vs. Reactive Preventive maintenance costs significantly less than emergency repairs.

Seasonal Maintenance

Spring Tasks - HVAC system start-up and inspection - Exterior cleaning and paint touch-ups - Garden and drainage system review - Window and screen repair

Summer Tasks - Air conditioning system optimization - Exterior maintenance projects - Irrigation system adjustments - Ventilation system cleaning

Fall Tasks - Heating system preparation - Gutter cleaning and inspection - Weather sealing projects - Emergency preparedness review

Winter Tasks - Pipe freeze prevention measures - Heating system monitoring - Indoor air quality management - Storm damage prevention

Professional Services

When to Call Professionals - Electrical problems beyond basic outlet issues - Plumbing leaks or pressure problems - HVAC performance issues - Structural concerns or foundation issues

Maintenance Contracts Annual service contracts for HVAC systems provide priority service and cost predictability.

Emergency Contacts Maintain current contact information for: - Licensed electrician - Plumbing contractor - HVAC technician - General handyman - Property insurance agent

Documentation

Maintenance Logs Keep detailed records of all maintenance activities, costs, and contractor information.

Photo Documentation Before and after photos help track condition changes and support insurance claims.

Warranty Information Organize all warranty documents and contact information for easy access.

Improvement Records Document all upgrades and improvements for property value tracking and future sale preparation.

Consistent maintenance protects your ADU investment while ensuring tenant satisfaction and minimizing unexpected repair costs.