Rainy season checklist for landlords: roofs, gutters, drainage and damp

One heavy night of rain can undo a year of good management. A blocked gutter overflows, water runs down an outside wall, and by morning you have a damp bedroom, an angry tenant and a repair bill twice what prevention would have cost.

Use this rainy season landlord checklist before the rains, then keep it handy while they last.

How to use this rainy season landlord checklist

Walk each building with the list a few weeks before the rains, tick what is fine and note what needs a fundi. Fix roofs and drains first, because they stop the most damage. Then repeat the quick checks after the first heavy storm.

1. Roof

Get a fundi up on the roof, or go up yourself if it is safe. Look for:

• Cracked, loose or missing iron sheets and tiles
• Rusted sheets, especially around nails and joins
• Nails that have lifted, leaving holes for water to enter
• Damaged ridge caps along the top of the roof
• Gaps around water tanks, pipes and vents that pass through the roof
• Flat concrete roofs: cracks, ponding water and worn waterproofing

Then check from inside. In the ceiling space or top-floor units, look for water stains, sagging ceiling boards and daylight showing through.

2. Gutters and downpipes

Gutters cause more leaks than roofs do. When they block, water spills over and soaks the walls below.

• Clear leaves, soil, plastic bags and bird nests
• Check joins and brackets; gutters should slope gently toward the downpipe
• Run water through to confirm it flows out freely
• Make sure every downpipe empties onto a splash slab or into a drain, not against the wall
• Trim tree branches hanging over the roof

If you harvest rainwater into a tank, add a simple filter or mesh at the inlet so debris does not end up in the tank.

3. Drainage around the building

Water needs somewhere to go once it hits the ground.

• Clear open drains and culverts around the compound
• Open and clean manholes and storm drain covers
• Check the ground slopes away from the building, not toward it
• Fill low spots where water pools near walls, parking and entrances
• Check the gate and parking area do not flood and block access
• Inspect septic tanks and soak pits; heavy rain can make them overflow

Walk the compound during or just after a heavy downpour. You will see in five minutes where water collects.

4. Walls, windows and damp

Damp is slow, but it ruins paint, plaster, furniture and tenants' health.

• Look for damp patches, peeling paint and white powdery marks on walls
• Check ground-floor walls for rising damp near the floor
• Seal cracks in outside walls before water gets in
• Check window frames and seals; water often enters around them
• Make sure windows in bathrooms and kitchens open for airflow
• Check for black mould in corners, behind wardrobes and on ceilings

A word on damp: repainting over a damp wall only hides the problem for a few weeks. Find and fix where the water is coming from, let the wall dry fully, then repaint.

5. Electrics and safety

Water and electricity together are a real danger.

• Check outdoor sockets, lights and meter boxes are covered and sealed
• Ask an electrician to look at any wiring near known leaks
• Test security lights; dark, wet compounds cause slips and falls
• Check stairs and walkways for slippery surfaces and add grip where needed
• Look for trees or walls that could fall in strong wind or soaked ground

6. Prepare for reports from tenants

However well you prepare, some leaks will appear. What matters then is speed.

• Tell tenants how to report a leak, and give them one clear contact
• Ask them to send a photo and say which room and where
• Keep a roofer and plumber you trust on call, and agree rates before the rains
• Keep a small stock of buckets, tarpaulin and sealant for emergencies
• Record every report, the date and when it was fixed

The record matters more than it seems. It shows tenants you act, helps you spot a roof that keeps failing, and protects you if there is a dispute over damage to a tenant's belongings.

After the rains

When the season ends, do a quick walk-round:

• Recheck the spots that leaked and confirm the fix held
• Repaint walls that have now dried out
• Note anything to plan and budget for before the next season

See ISHI in action

ISHI is property management software for Kenyan landlords and agencies. Alongside M-Pesa rent collection, invoices and reminders, it handles maintenance requests, tenant and owner portals and reports, so leak reports and repairs are kept in one place instead of scattered across WhatsApp.

Book a free demo at www.ishi.digital/contact, call 0116888777 or email hello@ishi.digital.