A San Diego Rental Maintenance Calendar: Season by Season
Reviewed by Brendan McKee, Managing Broker, DRE #01882732, on October 20, 2026.
A San Diego rental maintenance year follows two weather seasons. The National Weather Service says about 85 percent of San Diego's rain falls from November through March, and Santa Ana winds commonly occur between October and February, with December the most frequent month (NOAA Technical Memorandum NWS WR-275). Plan roof, drainage and fire-safety work around those windows, and add the checks California law ties to specific moments, such as making sure smoke alarms work when a new tenancy starts (Health and Safety Code § 13113.7).
The short version
- Get roofs, gutters and drainage ready before November; the rainy season runs roughly November to March.
- Expect hot, dry easterly winds from October on; NWS says over 60 percent of San Diego's 90-degree days have fallen in September and October.
- Summer is nearly dry at the coast, so it is the usual time for exterior work, but inland heat is much higher than at the coast.
- Smoke alarms and carbon monoxide devices must work at the start of each tenancy; neither statute sets a testing interval.
- Existing residential water heaters (standard units up to 120 gallons) must be braced, anchored or strapped (H&S § 19211).
- Buildings with three or more multifamily units whose balconies, decks or stairways are more than six feet up and rely substantially on wood follow the SB 721 cycle; the next statewide date in the statute is January 1, 2032.
How San Diego's weather sets the schedule
Rain. NWS says seasonal rainfall is about 10 inches in the city and 20 to 40 inches in the mountains. Based on NOAA 1991-2020 normals for Lindbergh Field, about 83 percent of the rain falls November through March, and February is the wettest month.
Santa Ana winds. NOAA describes them as warm, dry winds from the east or northeast, often strongest at night and in the morning, and often linked to high fire danger.
Fall heat. NWS says San Diego's highest temperatures come in September and October, when dry easterly winds can push the eastern parts of the city and suburbs into the 90s and sometimes the 100s.
Clouds and fog. NWS calls night and early-morning low clouds a "dominant characteristic of spring and summer." Fall and winter are usually the foggiest months.
Coast versus inland. Temperatures change sharply over short distances. Based on NOAA 1991-2020 normals:
| Station | Setting | Normal August high (°F) | Normal December low (°F) | Annual rain (in.) |
|---|---|---|---|---|
| San Diego Lindbergh Field | Coast | 77.3 | 49.8 | 9.79 |
| El Cajon | Inland valley | 88.6 | 41.7 | 11.63 |
| Escondido | Inland North County | 89.0 | 43.8 | 14.52 |
| Ramona | Foothills | 92.3 | 36.6 | 14.42 |
| Cuyamaca | Mountains | 84.1 | 31.8 | 30.25 |
| Borrego Springs | Desert | 106.8 (July 107.4) | 45.0 | 5.21 |
These are 30-year averages, not extremes.
The season-by-season calendar
The task column is practical advice, not a legal requirement unless a rule is named.
| Season | What the weather does | Owner tasks |
|---|---|---|
| September to October | Hottest months; dry easterly winds; Santa Ana season starts in October | Have cooling and ventilation checked before the heat; clear leaves and needles from roofs and gutters; walk the defensible space zone if the property is in a fire hazard zone; confirm tenants know how to reach you during a power shutoff |
| November to February | Rainy season; Santa Ana events peak in December; inland nights much colder | Clear gutters and downspouts and check drainage away from the foundation; look for roof and window leaks after the first storms; have heating checked; for City of San Diego water customers, turn off outdoor watering during and for 48 hours after measurable rain |
| March to May | Rain tapers off; night and morning low clouds begin | Inspect ceilings, attics and exterior wood for leaks the winter left behind; watch for subterranean termite swarms, which UC IPM says favor warm, sunny days after rain; dump standing water; check City brush-clearing dates before cutting in sensitive habitat |
| June to August | Nearly dry at the coast; hot inland | Schedule exterior painting, wood repair and roof work; check irrigation for runoff and keep City-customer watering outside 10 a.m. to 6 p.m.; watch for drywood termite swarmers (summer and fall) and day-biting Aedes mosquitoes (summer and fall) |
A few notes on the table:
- Termites. UC IPM says subterranean termites forage year-round in California, least from November to February. See termites in San Diego rentals.
- Mosquitoes. The County of San Diego Vector Control Program says mosquitoes can breed in a bottle cap of water and recommends dumping standing water inside and outside at least once a week.
- Water rules. The irrigation hours and rain rule above are City of San Diego rules that apply only to its water customers. See water rules for San Diego rentals.
- Brush clearing. City of San Diego sources give different start dates for the nesting-season limit in sensitive habitat, so check the City's defensible space page (opens in a new tab) before scheduling. See wildfire defensible space.
Legal checks that belong on the calendar
Most of these are tied to an event (a new tenancy, a recall notice, a sale) rather than a month.
| Check | When it applies | Rule |
|---|---|---|
| Smoke alarms | Operable when each new tenancy is created; the owner tests and maintains them; the tenant reports a broken one | H&S § 13113.7(d)(2) |
| Carbon monoxide devices | Operable when the tenant takes possession, in units with a fossil-fuel heater or appliance, fireplace or attached garage | H&S §§ 17926, 17926.1 |
| Water heater bracing | Existing residential water heaters, plus new and replacement units (standard units up to 120 gallons) | H&S § 19211(a), (d) |
| Water-conserving fixtures | Multifamily: operating at the rated flow when the tenant takes possession | Civil Code § 1101.5(c) |
| Recalled stove or refrigerator | Repair or replace within 30 days of notice of the recall (leases entered, amended or extended on or after January 1, 2026) | Civil Code § 1941.1(c) |
| Balconies and decks (SB 721) | 3+ unit buildings; first deadline was January 1, 2026; then by January 1 every six years | H&S § 17973(d)(1) |
| Defensible space | "At all times" in covered fire hazard areas | PRC § 4291; Gov. Code § 51182 |
Neither § 13113.7 nor § 17926.1 sets a testing frequency; follow the device instructions and log each test. The full alarm rules are on the smoke and carbon monoxide alarms page. If your 3+ unit building has covered elevated elements and has not had its first inspection, that deadline has passed; see balcony and deck inspections. Water heater details are in water heaters in California rentals.
Entry for these checks follows Civil Code § 1954; see landlord entry.
Coastal, inland and East County notes
Coastal homes. Salt air adds its own corrosion and paint schedule; see coastal maintenance for Coronado rentals, which applies to beach-area homes across the county.
Inland valleys. NWS says nearby valleys are much warmer by day in summer and noticeably cooler at night in winter, and freezing is much more frequent than in the city. Plan cooling checks before September.
Foothills, mountains and East County. Rain totals are higher (Cuyamaca's normal is over 30 inches) and Cuyamaca's December normal low is below freezing. In unincorporated County areas, for buildings in or next to a hazardous fire area, the County WUI Code calls for 150 feet of fuel modification, which the fire authority may reduce but never below 100 feet.
Power shutoffs. SDG&E may turn off power during extreme fire weather (a Public Safety Power Shutoff) and says a shutoff can last from several hours to multiple days. Its Alerts by SDGE app tracks up to five addresses without an account number.
For owners
- Schedule pre-rain work in September and October and a post-rain inspection in March or April.
- Add event-based checks to your move-in and turnover checklists.
- Keep dated photos and invoices for each task; see keeping rental records.
- Tell tenants in the lease which seasonal tasks, such as yard watering, are theirs.
The existing fall and winter owner checklist covers the pre-rain season in more detail.
Local rules
Cities, water agencies and fire agencies in San Diego County can add their own rules. Check your city's fire department or, in unincorporated areas, the San Diego County Fire Authority or your fire protection district; check the agency that sends your water bill for watering rules.
Frequently asked questions
When is the rainy season in San Diego?
The National Weather Service says about 85 percent of San Diego's rain falls from November through March, and NOAA's 1991-2020 normals put February as the wettest month. Finish roof and drainage work by the end of October.
When do Santa Ana winds happen?
NOAA's climate memo for San Diego says Santa Ana winds commonly occur between October and February, with December having the most events, and that summer events are rare.
How often does California require smoke alarm testing in a rental?
The statute does not set a frequency. Health and Safety Code § 13113.7 makes the owner responsible for testing and maintaining the alarms, requires them to work when a new tenancy is created, and requires the tenant to report an alarm that does not work. Follow the manufacturer's instructions and keep a log.
Does every San Diego rental need an SB 721 balcony inspection?
No. Health and Safety Code § 17973 covers buildings with three or more multifamily dwelling units whose balconies, decks, stairways or walkways are more than six feet above ground and rely substantially on wood for support. It does not apply to common interest developments such as condominiums, which follow a separate rule.
McKee Properties manages rentals and runs an in-house maintenance division, Certified Property Maintenance; see maintenance services.
This is general information, not legal or tax advice. Rules change; confirm your situation with a California attorney, your local building or fire department, or a licensed professional.
Sources
- NWS San Diego, Station Climatic Narrative for San Diego (opens in a new tab)
- NOAA Technical Memorandum NWS WR-275, Climate of San Diego, California (opens in a new tab)
- NOAA NCEI U.S. Climate Normals 1991-2020 (opens in a new tab)
- UC IPM Pest Notes: Drywood Termites (opens in a new tab)
- UC IPM Pest Notes: Subterranean and Other Termites (opens in a new tab)
- County of San Diego, Invasive Aedes Mosquitoes (opens in a new tab)
- County of San Diego, Mosquito Prevention (opens in a new tab)
- SDG&E, Public Safety Power Shutoffs (opens in a new tab)
- San Diego Municipal Code §§ 67.3801 to 67.3807 (opens in a new tab)
- Health and Safety Code § 13113.7 (opens in a new tab)
- Health and Safety Code § 17926.1 (opens in a new tab)
- Health and Safety Code § 19211 (opens in a new tab)
- Health and Safety Code § 17973 (opens in a new tab)
- Civil Code § 1101.5 (opens in a new tab)
- Civil Code § 1941.1 (opens in a new tab)
- Public Resources Code § 4291 (opens in a new tab)
- Government Code § 51182 (opens in a new tab)
- County of San Diego 2026 Wildland-Urban Interface Code (opens in a new tab)
Verified October 19, 2026.
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