A True Story Seattle Landlords Should Hear
If you own rental property in Seattle, the truth is this: the most expensive problems show up in winter — and they show up when you are not prepared.
Years ago, I skipped a basic furnace check in December.
Two weeks later, a frozen pipe and overworked furnace turned into a $1,200 holiday repair.
After managing 600+ homes across Greater Seattle, I have learned that Q4 is the most important season for protecting your rental investment. Industry data backs this up: based on national research from platforms like Zillow, winter is when maintenance issues and emergency repairs tend to spike, especially in colder, wetter markets.
This year-end landlord checklist is the exact system we use at GPS Renting to keep properties safe, reduce vacancy, and prepare for tax season. If you want more seasonal maintenance ideas beyond this list, you can also review our Seattle seasonal rental maintenance tips.
1. Perform a Full Rental Property Inspection (Before Winter Hits Hard)
Q4 exposes issues that stay hidden in summer. If you want to avoid emergency calls, do these:
HVAC & Furnace Checks
- Replace furnace filters
- Fix early signs of short-cycling
- Test carbon monoxide detectors
According to multiple property management reports and insurance data, heating and plumbing failures are among the costliest winter issues in rental housing. Proactive checks are almost always cheaper than emergency calls.
Roof & Gutter Cleaning
Clogged gutters → water intrusion → thousands in repairs.
This is the number one winter issue we see in Seattle. With our region’s heavy rainfall, even a minor overflow can turn into siding damage, foundation issues, or interior leaks. Industry guidance from housing and maintenance experts consistently emphasizes clean gutters as a top pre-winter priority.
Check Exterior Drainage
With Seattle’s rainfall patterns, water must flow away from the foundation.
Pooling near the home increases the risk of basement moisture, mold, and long-term structural issues.
Test Safety Devices
- Smoke detectors
- GFCIs
- Window locks
- Handrails
These are not just safety best practices — they can also be relevant if an insurance claim or liability question arises after an incident.
Winterization for Seattle Rentals
Especially critical for vacant units:
- Insulate exposed pipes
- Seal exterior gaps
- Protect hose bibs
If you want a deeper walkthrough on cold-weather prep, see our dedicated guide on winterization tips for Seattle rental homes.
2. Prepare All Tax Documents (1099s, Expenses, Depreciation)
Avoid the January scramble by preparing:
IRS 1099-MISC for Contractors
Anyone paid $600+ generally needs a 1099 for the year.
Based on IRS guidelines, failing to issue required forms can lead to penalties, so it is important to track contractor payments carefully. You can view current federal reporting rules on the IRS 1099-MISC instructions page.
Organize Income vs. Expenses
A clean ledger helps with:
- Depreciation
- Repairs vs. improvements
- Deductions
- According to landlord tax guidance and real estate CPA commentary, well-organized records often mean fewer missed deductions and a smoother filing experience. For Seattle-specific angles on rental tax planning, you may also find our Seattle rental property tax deductions guide useful.
Update Depreciation Schedules
Especially if you replaced:
- Roof
- Furnace
- Appliances
- Flooring
These capital improvements can impact your depreciation schedule and long-term financial performance. For Washington landlords, it is also important to understand how state-level tax rules interact with federal depreciation, so always consult a tax professional for advice tailored to your situation.
Stay Informed About the Seattle Rental Market
Understanding the latest rental trends helps you make confident, data-driven decisions for your property. We regularly share updates, insights, and local market news to keep property owners ahead of the curve.
View the Latest Market Insights
3. Build a Renewal Strategy for 2025 (Do Not Wait Until Last Minute)
Most landlords lose money because they renew reactively — not strategically.
Seattle seasonality matters:
- January–March: strong demand
- April–June: best pricing window
- October–December: lowest demand
Based on rental market analyses from sources like Redfin’s data center, leasing activity and pricing strength in many metro areas, including Seattle, tend to peak in spring and early summer, while late fall and early winter show softer demand and longer days on market.
Here is the renewal checklist we follow for 600+ homes:
Review Tenant Payment History
Good tenants are worth keeping.
Stability, on-time payments, and low maintenance impact often matter more than pushing for the absolute top dollar rent.
Analyze Current Seattle Rental Comps
(Not 2023 or early 2024 numbers — they are outdated.)
Look at current asking rents and days-on-market for similar homes in your neighborhood. Online platforms like Zillow and Redfin offer up-to-date rental estimates and active listings that can help you calibrate expectations.
Use Seasonality to Your Advantage
For renewals in slow months, consider:
- 3–4 month extensions
- Aligning next year’s renewal to spring
This reduces vacancy dramatically and sets you up for a stronger pricing window in the next leasing cycle. For a broader strategy framework, you can also explore our article on how to accurately price your rental in today’s market.
4. Confirm Legal Notices & Compliance (Seattle Rules Change Often)
Seattle is one of the strictest markets in the country.
While this is not legal advice, landlords should review:
- Rent increase notice periods
- Just Cause Eviction rules
- City-specific requirements (Seattle, Shoreline, Burien)
- Deposit documentation
- Lease compliance
- RRIO registration status
According to the City of Seattle’s Renting in Seattle program, failure to follow local requirements — especially around notices, deposits, and just cause standards — can lead to fines, delays, or invalidated rent actions.
For Washington State generally, landlord–tenant rules are primarily governed by the Residential Landlord-Tenant Act, found in RCW 59.18. For a practical overview written for owners, you can also refer to our internal Seattle landlord-tenant law guide.
Missing a notice deadline can void a rent increase.
We have seen it happen many times.
5. Prepare for Vacancy BEFORE It Happens
January is one of Seattle’s busiest leasing months.
Your prep starts in December:
- Schedule painters, cleaners, landscapers
- Order appliances early if replacement is likely
- Refresh photos
- Plan pricing based on current demand
- Fix deferred maintenance
Based on data from real estate platforms like Zillow and Redfin, listings that hit the market in move-in-ready condition tend to receive more inquiries and spend fewer days on market than homes with obvious deferred maintenance or outdated presentation. Presentation matters just as much as price.
Homes that hit the market polished always rent faster.
Seattle Year-End Snapshot: Risk and Opportunity Overview
Below is a simple, data-informed view of what year-end looks like for Seattle landlords. These are generalized trends drawn from market research, property management experience, and public data sources (Zillow, Redfin, and Seattle/WA government resources):
The Year Ends the Way You Prepare
Great rentals are not built on luck — they are built on rhythm.
Your year-end mindset should be:
Protect the home. Protect the records. Protect the relationship.
This checklist helps you do exactly that by combining practical field experience from managing hundreds of homes with data-backed insights from leading real estate research platforms and local Seattle regulations.
Free Resource for Landlords
A smart year-end tax strategy can have a big impact on your bottom line. We created a simple guide that shows you how to maximize deductions, strengthen your documentation, and plan ahead so your rental business is set up for a financially successful 2026.
Action Steps
Seattle landlord to-do list for December:
- Schedule a full winter inspection
- Reconcile all 2025 rental income and expenses
- Plan renewals 90 days in advance
- Review Seattle compliance requirements
- Book contractors early for January
At GPS Renting, our mission is simple: Every Home Helps a Child.
When owners protect their home, they help us serve more families and orphanages around the world.
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