Regular maintenance is the cheapest way to protect a rental. It heads off emergency repairs, keeps residents happy, and helps homes rent well at turnover. Southwest Montana winters add extra steps. Use this checklist season by season.
Every month
- Review resident maintenance requests and close out open work orders
- Check that HVAC filters are changed on schedule
- Keep walkways, steps and entries clear of snow and ice in winter
Fall: get ready for winter
- Service the furnace or boiler and test the thermostat
- Blow out irrigation lines and shut off and drain exterior hose bibs
- Clean gutters and downspouts, and make sure water drains away from the foundation
- Check the roof for damaged shingles and flashing
- Seal gaps around windows, doors and crawlspace vents
- Confirm snow removal is arranged and the resident knows who’s responsible for what
- Remind residents to keep the heat on and cabinet doors open during cold snaps
Winter
- Watch for ice dams and heavy roof snow loads
- Check vacant homes regularly for heat and frozen pipes
- Respond quickly to no-heat and water-leak calls
Spring
- Inspect the roof, siding and gutters for winter damage
- Start up and test irrigation
- Check the foundation, grading and window wells for drainage problems
- Service the A/C, if there is one
- Look for signs of pests after the thaw
Summer
- Lawn care, trimming and weed control
- Exterior paint and deck sealing
- Clear brush and keep defensible space where wildfire risk applies
Once a year
- Test smoke and carbon monoxide detectors and replace batteries
- Flush the water heater and check its relief valve
- Have the dryer vent cleaned
- Check GFCI outlets
- Do a walk-through inspection with photos (give the resident at least 24 hours’ notice, as MCA 70-24-312 requires)
At turnover
- Move-out inspection compared against the move-in report and photos
- Deposit accounting within Montana’s deadlines: 10 days if nothing is owed, 30 days with an itemized list if there are deductions (MCA 70-25-202)
- Cleaning, paint touch-ups, carpet cleaning and repairs
- Re-key the locks
- Fresh photos for the listing
Who handles what
Put responsibilities in the lease: who changes filters, who clears snow, who mows, and how residents report a problem. Clear rules prevent most disputes.
How we handle maintenance
- Maintenance coordination with licensed, insured local vendors is included on Signature and Summit, and is $99 per work order on Essentials.
- 24/7 emergency line for residents is included on Signature and Summit, and is a $29/mo add-on on Essentials.
- Lawn and snow coordination is included on Signature and Summit (vendor cost separate), and is $49/mo plus vendor cost on Essentials.
- HVAC filter delivery is included on Summit, $10/mo per system on Signature and $15/mo per system on Essentials.
- Annual pest control is included on Summit (up to $150 vendor cost), $129/yr on Signature and $149/yr on Essentials.
- Inspections: Summit includes two walk-throughs a year and Signature one. On Essentials the annual inspection is $99, and one a year is required.
Vendor invoices are the owner’s cost and may include a coordination markup of up to 7.5% (3% on recurring bills), as set out in the agreement.
What our plans cost
Mountain Village Property Management offers three plans. Every fee is in writing in your agreement before you sign.
| Essentials | Signature | Summit | |
|---|---|---|---|
| Monthly management | 4.9% of rent + $69/mo | 6.9% of rent + $69/mo | 8.9% of rent + $69/mo |
| Leasing fee | 50% of one month’s rent | 50% of one month’s rent | 50% of one month’s rent |
| Lease renewal | 25% of one month’s rent | 25% of one month’s rent | 25% of one month’s rent |
| Set-up fee | $299 one-time | None | None |
| Maintenance coordination | $99 per work order | Included | Included |
| 24/7 emergency line for residents | $29/mo add-on | Included | Included |
Our management percentage pauses while a home is vacant; the $69 monthly admin fee continues. Third-party costs may include a coordination markup of up to 7.5% (3% on recurring bills), as set out in the agreement. Compare every plan detail and add-on price.
Talk to a local Bozeman team
We manage long-term rentals in Bozeman, Belgrade, Livingston, Gallatin Gateway, Manhattan and Three Forks from our office on W Babcock St in Bozeman. We’re rated 5.0 on Google (16 reviews). Request a free rental analysis and we’ll walk you through what your home could rent for and which plan fits.